[0:36] We'll get started. It's a large crowd
this evening.
[0:41] Uh but welcome to our uh planning
commission meeting for March 4th.
[0:46] We'll I will give us our opening prayer
and then we'll have the pledge of
[0:49] allegiance
by commissioner year.
[0:58] Dear heavenly father, we're grateful to
be here this evening. We're thankful for
[1:01] the opportunity we have to serve and to
help in our community. We're grateful
[1:05] for
Washington City and for all those who
[1:09] serve and work diligently to um
help it to be a pleasant place to live
[1:17] and to enjoy. We pray at this time as we
begin our meeting and go throughout our
[1:22] the items on the agenda that we can
um do so um pleasantly and work together
[1:30] to come to sol solutions. Um we're
grateful for all thou has given us and
[1:37] we thank thee in this we pray and do so
in the name of Jesus Christ. Amen.
[1:50] To the flag of the United States of
America and to the republic for it
[1:55] stands one nation
with liberty and justice for all.
[2:06] » Just want to excuse um our chairman uh
Commissioner Bulock tonight. uh you had
[2:15] some other things going on and so I get
to fill in.
[2:19] Um
first we would I'll just look for a
[2:24] motion to approve tonight's agenda.
Actually, yeah, today's agenda first.
[2:30] This commissioner, I will make a motion
that we approve the agenda for March
[2:35] 4th, 2026 as it's currently
uh
[2:41] listed here. Commissioner Davis seconds.
>> Great. Um,
[2:48] motion by Commissioner Yur, second by
Commissioner Davis.
[2:54] » Do you do the all in favor on that?
>> All in all in favor?
[2:58] » I
>> I
[3:01] look for a motion to uh approve the
minutes from our previous meeting.
[3:05] » Commissioner Davis, I move that we
approve the minutes from February 18th,
[3:10] 2026.
year. Second
[3:13] » have first by Commissioner Davis, second
by Commissioner Yur. All in favor?
[3:18] » I
>> I
[3:20] do. We have any declarations of absence
abstences
[3:25] » or abstensions and conflicts?
>> None.
[3:30] » I don't have any either.
Um
[3:35] all right we will move
ahead starting with
[3:46] where is the item number on this
[3:52] » I just want a
>> I went to the right there I'll have to
[3:56] go to the agenda
um okay item 4
[4:02] A, this is a public hearing for the
consideration or recommendation to the
[4:06] city council for a zone change Z-26-01
to change the zoning from C2 to downtown
[4:14] mixed use located at 127 East Telegraph
Street. The applicant is MRW Design and
[4:21] Associates. And turn the time over to
Elden for
[4:25] next commissioners. The location here is
on the map. You can see it's highlighted
[4:31] 127 East Telegraph.
[4:36] And the proposal includes a twostory
building with a total square footage of
[4:42] 4,848
square ft. Both floors will be used as
[4:47] professional office space.
Proposal includes 19 parking spaces
[4:52] which meets the minimum requirement for
the proposed use.
[4:56] I'll pull up the site plan. And you can
see those parking stalls.
[5:10] As shown on the plan, the front of the
building is set back 5 ft from the
[5:15] property line. This is an allowed
setback in the downtown mixeduse zone as
[5:20] it promotes walkability and improves the
aesthetics of the site by accommodating
[5:25] parking behind and to the side of the
building rather than in front. The
[5:30] exterior building consists of stucco
rock and metal
[5:35] creating a modern feel that utilizes
clean lines, geometric shapes, and a mix
[5:41] of contrasting material.
Go back to that building elevation
[5:45] there.
[5:49] And the proposal includes a placeholder
for a mural to be located on the west
[5:53] side of the building.
[5:57] Pull up the site plan. Here you can see
the oneway
[6:01] ingress and egress to the site
[6:08] which ingress will be made from
westbound westbound traffic from
[6:12] telegraph and egress will be made onto
100 east. The property owner has
[6:18] obtained an access agreement with the
property owner to the west which is the
[6:22] barber shop owner there to accommodate
this oneway traffic. The surrounding
[6:27] zoning is C2 to the north and east,
residential to the south, and AP to the
[6:34] west. Staff recommends the planning
commission approval of Z-26-01
[6:41] for the proposed zone change. This will
go on to city council and that's based
[6:46] on the findings and conditions stated in
staff report. I'm happy to answer any
[6:51] questions you may have at this time.
[7:00] This is Commissioner Yur, I have a
question for you, Elden. How does this
[7:04] fit in with where the city is going with
our kind of like our down our vision for
[7:11] our downtown renovation
[7:15] » location-wise or timing or
>> No, that to have this kind of an office
[7:19] building right here.
Yeah, very compatible. uh right in line
[7:25] and and the purpose, you know, he
doesn't the applicant didn't need to
[7:31] change the zone for use. You know, AP
isn't allowed use in the C2. It was more
[7:36] of to pull the building a foot set back.
>> Correct.
[7:39] » Yeah. To utilize that walkability
from a downtown area.
[7:44] » Okay. And does it
does it kind of mirror the aesthetic of
[7:49] the similar office building that was
just built across the street? I think
[7:52] it's on 200 Eastn Telegraph.
>> It will. Yes. Very modern. Um kind of a
[7:58] contemporary look.
>> Okay.
[8:04] » This is Commissioner Mitchell. I'm just
curious about the mural
[8:10] and
is it really going to be the Bob Ross?
[8:14] Yeah.
[8:17] From my understanding, it it's not going
to have Bob Ross on there. Um,
[8:22] » you're just getting our hopes up. Okay.
>> Just, you know, the mountains are great,
[8:26] the trees are great. Final product. I'm
I'm not sure what we'll end up with, but
[8:30] he has told me it'll look good.
>> Okay.
[8:33] » Doesn't look good, but
>> maybe we could put your face on there,
[8:38] Elden. Bob Ross.
>> And is putting murals on buildings, is
[8:44] that kind of part of the vision of what
we're doing with the downtown? Is that
[8:47] the vibe a little bit? Or was this just
his idea?
[8:51] » This this was his idea. Um just brings
color and
[8:57] um just some uniqueness.
Mhm.
[9:02] » So, is there
>> I was going to ask the applicant to to
[9:07] speak on what the mural may look like.
>> Yeah, that would be curious
[9:10] » in the audience here though.
>> And what would be the
[9:16] coordination coordination there
or are we worried about that? I mean, I
[9:21] would think there would need to be some
coordination as big as it is and where
[9:26] it's located.
[9:32] Yeah, it could be long term. Um,
you know, I don't think we'll see this
[9:38] mural forever. You know, as things
redevelop and go vertical, uh, at one
[9:44] point, I think this western site would
would not be visible at some point, but
[9:49] for the time being, you you definitely
would would see this.
[9:58] I I kind of think the same thing. A
little bit of collaboration with someone
[10:03] from city on just kind of like approving
the mural. It's going to be huge. I love
[10:09] it. It's going to be huge and visible.
St. George has been doing a lot of
[10:11] murals like this. I think it's really
cool. I love the vibe. But I do think
[10:14] it'd be nice to have a little bit of
input. Not maybe that's something we can
[10:18] kind of like pass along with our
recommendation to city council to just
[10:21] kind of
I don't I don't know what the
[10:24] appropriate mechanism for that would be.
>> Yeah.
[10:28] » Yeah.
>> Yeah. Exactly.
[10:29] » Like we we
>> and it's right there. I mean it's right
[10:33] at our major cross streets. So I think
that it matters that we get it get it
[10:38] right. Although there's a million right
ways to do it but there's also a million
[10:40] wrong ways to do it.
[10:44] Elden, who typically provides oversight
for that?
[10:50] » Well, this approved by city council. Um,
so that that's where it would fall. You
[10:57] know, we don't um as staff get in to um
you know, in straight zoning, the
[11:05] aesthetics, the looks, the feels. Um
so, you know, this would fall back to
[11:12] the approval of city council. what they
want to do there with this.
[11:17] » Okay. I mean, fundamentally, and I
believe you need to have a hearing.
[11:20] » Yeah.
>> I'll I'll hold my comments.
[11:23] » Okay.
[11:28] Are there other comments or questions
before we open it for the public?
[11:35] Right. There, this is a public hearing,
so I open it up to the public. If uh you
[11:39] here are here for this item, invite you
to come up and
[11:45] at this time.
[11:49] Okay. It doesn't look like we have
anybody
[11:52] here for this item. So, Commissioner
Davis, did you have other comments?
[11:57] Yeah, sure. I mean, my only comment was
I think fundamentally when you look at
[12:00] the at the proposal, I I don't have any
issues with it. I think it's, you know,
[12:05] it's it fits from what I can tell with
the with the plans and, you know, when
[12:10] we get into the the art side of it, we
can certainly provide, you know, our
[12:14] thoughts and maybe a little direction
and then I would anticipate that there
[12:17] should be a decent amount of control,
you know, when it comes to that. And it
[12:22] it may not last forever as you said
because things will continue to develop.
[12:27] It'll be hidden at some point, but
[12:32] » that's my position. So, I don't see any
issues with it.
[12:36] » I think that yeah, as it does change to
I would think that there would need to
[12:42] be
some kind of coordinating, you know, as
[12:45] it does change, if it does change, you
know, if they do plan to change the the
[12:50] mural.
[12:53] But I think that could be something that
we just put in the
[12:57] as a recommendation.
[13:03] Um,
if there are no other comments, I just
[13:07] look for a motion.
[13:11] » Oh, I guess that is okay. I didn't ever
officially close the public hearing, so
[13:14] yeah, go ahead and come up.
>> Yeah.
[13:20] Um, so go ahead and state your name.
>> I'm Dustin Davis and we live on the
[13:25] property right to the north of that. And
I guess my question or concern would be,
[13:30] I guess, what what is the back of the
building going to look like because we
[13:35] have kind of a concern about, you know,
privacy for our direct backyard, our
[13:39] kids playing back there, you know. Um,
what would that what would that look
[13:44] like? Yeah, it will be
windows on the top floor appearing down
[13:51] in or
there will be Yeah, there are windows.
[13:56] You see it?
[14:00] » Okay.
>> So, there would be the the windows up at
[14:03] the second Yeah. second level.
And then as far as the coloring, I'm
[14:08] sure the coloring will match the
rendition that's in the as the front.
[14:13] Yeah.
Right. I mean, I'm not concerned about
[14:17] as much as aesthetics or or coloring as
much as I am, you know, privacy for
[14:23] » for my family's sake.
>> Um, back there. Um, do we know is there
[14:29] any maybe is there any uh um trees or
shrubbery going up to possibly block
[14:36] that view or
>> on the on the back side?
[14:40] » Yeah,
>> he he's not showing any there. Uh it's
[14:43] currently all asphalt. I think the
intent is to leave that all asphalt is
[14:46] that that's where the uh egress
>> the egress is going right through there,
[14:51] right?
>> Yeah.
[14:53] » It's quite a ways away from the property
line though.
[14:56] » Mhm.
>> You've got parking lot and and the the
[15:00] driveway back there.
>> Okay. I did notice that.
[15:03] » So it's not very close to the property
line.
[15:07] » Okay.
And it looks like he needs all of that
[15:11] all that space to be asphalt for the
ingress and egress there. What what I've
[15:17] seen in situations like this is where
the the affected property owner starts
[15:22] growing some trees
>> along along the back of your property
[15:25] line.
>> Right.
[15:26] » Yeah.
>> Okay.
[15:28] » Okay. Well, thank you for listening.
>> Yeah. Thank you.
[15:31] » It looks like it's just for just so you
know, it looks like there's 43 feet from
[15:35] the building to the property line.
>> Yeah. Yeah, I did notice it was quite a
[15:39] ways away. I mean, it's mostly almost up
to the sidewalk and so
[15:45] Okay. Thank you. All right. Thank you.
All right. Um I don't think I officially
[15:51] closed, so we'll close the public
hearing
[15:54] this time. Um
I did notice in the notes the concerns
[15:59] about the power.
[16:04] Is that something that should be
addressed?
[16:12] those in the construction drawings,
building permit application times
[16:18] or timing of those applications.
[16:25] » Okay, I'll make a motion as Commissioner
Davis. I will make a motion for the
[16:31] approval and forward on to the city
council of item Z-26-01
[16:37] the request to reszone approximately30
acres located at 127 East Telegraph from
[16:43] the current C2 zoning to the proposed
downtown mixed use zoning designation
[16:49] uh subject to the findings and
conditions in staff report with the one
[16:53] addition of a note to to uh encourage
city council and the appropriate
[17:00] bodies to uh to ensure that they're
directly involved and provide good
[17:05] oversight to the exterior decor and
treatment of that from a from an
[17:09] art/mural
standpoint.
[17:14] » Anderson second.
>> We have a first by Commissioner Davis, a
[17:18] second by Commissioner Anderson.
Individual voting Anderson I.
[17:23] » Davis I.
>> You're I.
[17:26] » And I am a I as well.
[17:32] Okay.
[17:36] All right. Item 4B is a public hearing
for consideration and recommendation to
[17:41] the city council for a zone change
Z-26-02
[17:48] to update the existing PCD
zoning site plan at alias located at
[17:56] Washington Fields Road and Groves
Parkway. And the applicant is Aliia
[18:02] Development
Corporation and Civil Science. and turn
[18:06] the time over to Elden.
>> So, this is the approved site plan for
[18:11] the ALA PCD as you mentioned, making a
few or proposing a few minor changes
[18:18] here. The first one is adding this
evaporation pond. I'll zoom in here to
[18:25] the north end of the development. That
evaporation pond is 1 acre in size.
[18:31] So with that they are then reallocating
1/2 or 1 acre of open space to pods 8
[18:40] and 17. You can see where those are
circled
[18:44] to maintain the open space requirement.
staff. With that, staff recommends the
[18:52] planning commission recommend approval
of this zone change. And this also goes
[18:56] on to city council based on the findings
stated in staff report. I'm happy to
[19:01] answer any questions you may have.
[19:07] » Can you tell us about the history of
this? Why why are we
[19:11] what happened earlier that's making us
deal with this now?
[19:14] » Yeah, great question. So, this
recreation lagoon here received a uh
[19:21] approval for a conditional use permit.
The discharge water for that use is
[19:27] going to be located in this evaporation
pond
[19:31] which stem this zone change here is is
to officially
[19:36] state this area for the evaporation pond
>> as commercial rather than open space.
[19:42] » Correct. Yeah. it it won't be um you
know your typical commercial business
[19:47] use. However, this discharge pond is
related to the commercial use. So, we
[19:51] wanted to define that and be exact with
that.
[19:56] And it's this shift makes it so that we
still get that acre of open space per
[20:01] the original plans even though we're
shifting that to commercial cat. That's
[20:04] what I thought. I just want to make sure
I understood.
[20:14] Are there any other questions or
comments before we open it to the
[20:17] public?
All right, this is a public hearing, so
[20:20] we open it up to anyone who would have
any comments on this item. Come forward
[20:26] now.
[20:31] All right, it doesn't look like we have
any comments. So, we close the public
[20:35] hearing
[20:38] and if there are no other further
comments,
[20:43] um, just look for a motion.
[20:49] I can make that. Hang on.
[20:54] Um, this is Commissioner Yur. I move
that we approve Z-26-2,
[21:02] the request to amend a portion of the
Aliia PCD making changes to the
[21:05] commercial and open space designations
on the site plan zoning map subject to
[21:11] the recommendations in um that are
already attached.
[21:18] » Commissioner Dave second. All right, we
have a first uh or a motion by
[21:24] Commissioner Yur, a second by
Commissioner Davis. Uh individual voting
[21:28] commissioner Anderson
>> I.
[21:30] » Commissioner Davis
>> I.
[21:32] » Commissioner Yur
>> I.
[21:34] » And I am I as well.
[21:41] Item 4
C is a public hearing for consideration
[21:47] or recommendation to the city council
for a zone change
[21:51] Z-26-03
to change the existing zone from A20
[21:57] to commercial C2
located at approximately
[22:03] 4090 South Washington Fields Road. The
applicant is Craig Hopinson.
[22:10] I turn the time over to Elden for
explanation.
[22:15] » The general plan land use designation
for this area is CCOM, which supports
[22:20] the proposed zone change application.
We pull that general plan up. See that
[22:26] it's labeled as CCOM.
[22:33] The surrounding zoning to this parcel is
C1 to the north.
[22:42] with the performance fitness moving
forward with their recent approval of
[22:46] their conditional use permit. Dirt is is
in the works out there. R18 and C2 to
[22:53] the east, agricultural 20 to the south,
which is the existing Sandia farm
[22:58] greenhouse, and PUDR
to the west. The C2 request is for the
[23:05] purpose of developing the 9.49 49 acres
into a commercial development intended
[23:10] to convene con conveniently provide
day-to-day commodities to the area
[23:15] residents. If this zone change is
approved, the next step for the
[23:20] development would require the applicant
to obtain conditional use permit
[23:25] approval which will show site specific
details for the commercial development
[23:31] and that'll go to the planning
commission and city council for
[23:34] approval.
Staff has no concerns with the proposed
[23:38] zone change as outlined and recommends
approval of Z-26-03
[23:45] onto city council
based on the findings noted in the staff
[23:50] report. And I'm happy to answer any
questions you may have at this time.
[24:06] we have any questions or comments.
All right, I'll open this up to the
[24:11] public. Anyone who is here for this
item,
[24:17] you're welcome to come
at this time.
[24:23] Doesn't like we we don't have any
comment, so we'll close the public
[24:26] hearing.
[24:29] And if there are no other comments, look
for a motion.
[24:38] Commissioner Anderson, I'll
move to recommend approval of Z-26-3
[24:46] request to reszone approximately 9.49
acres located at
[24:51] 4090 South Washington Fields Road from
the current A20 to a proposed C2 zoning
[24:57] designations with the findings outlined
by staff.
[25:03] Commissioner Yur second. All
>> right, we have a motion by Commissioner
[25:08] Anderson, a second by Commissioner Yur.
Individual voting Anderson
[25:13] » I.
>> Davis.
[25:14] » Hi,
>> you're
[25:15] » I.
>> And I am I as well.
[25:23] Item 4 D. It's a public hearing for
consideration or recommendation to the
[25:28] city council for zone change Z 2604
to change the existing R18 zoning to
[25:37] PUDR
and PUDR to R18
[25:44] located at approximately Smith Creek
Drive and Bear Trap Canyon Drive. The
[25:49] applicant is Philip Palm and Bush and
Goel.
[25:54] Turn the time over to Elden for
[25:59] » Thank you, commissioners. This is the
location here, Country Way and I believe
[26:04] Smith Creek Drive. It's kind of the last
area in the residential
[26:10] placeholders there to
uh develop out. You can see this area
[26:16] here where the cursor is bouncing is
where we're talking.
[26:23] And then this exhibit explains what
we're doing here.
[26:28] Like you said, we have the PUDR zones
and the R18 zones. I'll zoom zoom into
[26:35] this north end. Proposing to change this
circled area to PUDR
[26:42] and continue that product type, those
pad lots through there. Um and then and
[26:49] then that road would would take a
lefthand turn and continue north. So it
[26:54] would um match the product type that's
been approved to to build out there. And
[27:00] then on this south side here,
it's existing PUDR. They want to change
[27:06] that to R18, which the minimum lot size
there would be 8,000 square feet, which
[27:12] is similar to that product type on this
side. was just kind of cleaning up,
[27:16] reallocating the zones there and um
finish this area out as a residential
[27:23] use.
Staff has no concerns with the proposed
[27:27] zone change is as outlined and
recommends that the planning commission
[27:32] recommend approval onto the city council
based on the findings stated in staff
[27:37] report. And I'm happy to answer any
questions you may have at this time.
[27:47] I think I think this one's pretty
self-explanatory as well. Do we have any
[27:52] questions or comments before public
hearing?
[27:57] » Um, all right. We'll open this uh up for
the public for public hearing. Uh,
[28:02] anyone uh here to make comment on this
item can come forward now.
[28:11] We don't have any comments, so we'll
close the public hearing.
[28:16] And if there are no other comments or
questions, look for a motion.
[28:21] » Commissioner Davis, I'll make a motion
for approval and forwarding to city
[28:25] council of item Z-2604,
request to reszone approximately 1.62 62
[28:31] acres located at Smith Creek Drive and
Bear Trap Canyon Drive from PUDR and R18
[28:38] to a proposed PUD R and R18 zoning
designation subject to findings and
[28:44] conditions and staff report.
>> Commissioner Yur, a second.
[28:48] » All right, we have a motion by
Commissioner Davis, a second by
[28:51] Commissioner Yur. Individual voting
Anderson.
[28:55] » Hi,
>> Davis. I
[28:57] » you're
>> I
[28:59] » and I am an I as well.
That uh concludes our items for
[29:06] tonight's meeting. So we look for a
motion.
[29:09] » Commissioner Yur, I move that we
adjourn.
[29:12] » If I may, real quick, um typically these
items move to the next week city council
[29:19] meeting. I was informed that that
meeting has been cancelled due to the
[29:23] lack of having a quorum with it being
spring break. So these items will uh
[29:28] proceed to the following meeting which
is let me pull up the calendar here
[29:37] the 25th of March
and applicants will be notified about
[29:42] that.
>> Okay. Thank you Alden. We'll now look
[29:47] for a motion for adjournment.
>> Now I move that we adjourn.
[29:50] » Second.
>> All right. We have a first by
[29:53] Commissioner Yur, second by Commissioner
Davis. All in favor?
[29:56] » I
>> I That concludes our planning commission
[30:00] portion of the meeting. We'll have a
actually do we need to have a recess
[30:04] where there's no item?
>> Okay. Okay. So, we'll have a short
[30:08] recess before we start Man,
[33:02] We welcome you to our uh land use
meeting
[33:07] and for March 4th, 2026
and look for a motion to approve our
[33:15] agenda. As Commissioner Davis, I move
that we approve tonight's agenda.
[33:20] » Commissioner Yur second.
>> Have a motion by Commissioner Davis. Uh
[33:24] second by Commissioner Yur. All in
favor?
[33:28] » I.
Um now look for a motion to approve the
[33:32] minutes from our previous meeting.
>> As Commissioner Yur, I move that we
[33:36] approve the minutes from our land use
authority meeting February 18th, 2026.
[33:43] » Davis seconds.
Have a motion by Commissioner Yur, a
[33:47] second by Commissioner Davis. All in
favor? I.
[33:52] » That uh concludes our meeting for land
use tonight. And we look for a motion
[33:58] for adjournment.
>> Second.
[34:03] » A motion by Commissioner Davis, second
by Commissioner Yur. All in favor? I