Riverton Planning Commission Meeting – January 9, 2025

The Riverton City Planning Commission met on Thursday, January 9, 2025, at 12830 S. Redwood Road, Riverton, Utah. Chair Evan Matheson called the meeting to order at approximately 6:30 p.m.; it adjourned at approximately 8:50 p.m. Commissioners present: Matheson, Beck, Cannon, Cluff, Keele, Knudsen, Rushton. Staff present: Planning Director Jason Lethbridge, City Planner Tim Prestwich, Planner Lisa Halversen, City Attorney Ryan Carter. The commission conducted public hearings on two conditional use permits, a zoning text amendment, a historic sites text amendment, discussed architectural design standards, elected 2025 officers, and approved prior minutes.

Public Hearings

• Bear River Converters (PLZ-24-2042): Planner Lisa Halversen presented a conditional use permit request for a home occupation selling exhaust system components at 1897 W. Park Avenue. The .67-acre property is zoned R-4. Applicant Anna Millsap has operated the inherited family business for 10 years, using a detached garage for about 50% business storage; large components are drop-shipped from manufacturers, and trucks make deliveries six to eight times per year. No customers visit the property and no manufacturing occurs on site. A nearby neighbor who initially expressed concern about noise/traffic withdrew her objection after learning the business had operated for 10 years. Public comment was opened and closed with no comments. Commissioner Keele moved to approve with conditions allowing two non-resident employees, requiring off-street parking, and limiting business storage to 50% of the garage. The motion passed unanimously.

• Far West Environmental (PLZ-24-2044): City Planner Tim Prestwich presented a conditional use permit for an environmental testing lab office at 12166 S. Redwood Road in the Commercial Neighborhood (C-N) zone. The applicant, Dawn Sansing with Far West Environmental, was unable to attend but submitted an email stating the space will be used only as administrative office; no materials testing, sampling, or storage will occur on site. The existing commercial building is separated from residential properties by an eight-foot wall. One or two calls were received but no comments/objections were submitted. Public comment was opened and closed with no comments. Commissioner Cannon moved to approve with conditions: no exterior modifications, no outside storage except work-related vehicles, and no on-site material testing. The motion passed unanimously.

• Joseph White Code Text Amendment (PLZ-24-5006): Staff explained that applicant Joseph White, who operates Wasatch Arts School, requested amending the Table of Commercial Uses to make 'Reception Centers' a conditional use in the C-N zone. Because this is a citywide text amendment, the Planning Commission makes a recommendation to the City Council. Staff noted the C-N zone is the most restrictive and least-applied zone, and that reception centers currently are conditional in C-D and C-G, permitted in C-R and PCC, and not permitted in C-N or C-PO. Commissioners discussed concerns about citywide impacts, parking requirements, noise, and blurring zone distinctions. Several commissioners, including Cluff, Rushton, and Matheson, said a reception center would fit Mr. White's property but should not be added as a conditional use in the C-N zone; they preferred a rezone of the property to Commercial Gateway (C-G). Mr. White argued the C-N zone has protections, such as hours limits and conditional use review, and that only five C-N areas exist; he also noted a shared parking agreement for overflow. The public hearing was opened and closed with no public comments. Commissioner Cluff moved to recommend denial of the text amendment, keeping the existing Table of Uses, and recommending that the property be considered for a rezone to C-G. Commissioner Knudsen seconded. The motion passed unanimously.

• Historic Sites Ordinance Text Amendment (PLZ-25-5001): City Attorney Ryan Carter presented a proposed amendment to Section 18.63.040 to lower the minimum historic structure age from 75 years to 50 years, matching state statute, and to allow a plaque at city expense. The Historic Preservation Commission completed an inventory and found no meaningful structures meeting the current 75-year threshold. Commissioner Rushton opposed the change, arguing the city should not lower the bar solely because the commission had nothing to preserve, and he also objected to a 10-day demolition documentation delay. Commissioners Keele and Cannon supported the change, noting it would recognize older homes and encourage pride. Commissioner Keele moved to recommend approval; Commissioner Cluff seconded. The motion passed 6-to-1, with Commissioner Rushton voting no.

Public Comments & Testimony

• No public comments were received on the Bear River Converters, Far West Environmental, or Joseph White text amendment items.
• On the Historic Sites text amendment, Joseph White spoke about his Beckstead home on Redwood Road, built in 1900, and expressed interest in possibly adding it to the registry.

Discussion Items

• Architectural and Design Standards (PLZ-24-5007): Planning Director Jason Lethbridge led a discussion on proposed changes to commercial building standards in Title 18. Key proposals included replacing the current checklist approach with broader standards that give the Planning Commission more discretion, creating consistency/cohesion requirements (two major elements for buildings in a center; one for standalones), eliminating 'turn of the century' references, requiring a minimum of 20% brick in downtown, listing prohibited materials (vinyl/aluminum/metal siding, wood as primary material, uncolored/unfinished CMU, corrugated/rusted metal, some precast walls), and addressing whether glass may extend to grade. Commissioners provided feedback: they supported allowing glass to grade, keeping red brick as a downtown theme, banning neon colors on buildings (except signage), revising outdoor storage screening to allow solid fencing other than masonry, and making language more use-specific. Staff said they would refine the text and return with a revised draft.

Decision Items

• Election of Planning Commission Chairman for 2025: Commissioner Cannon nominated Darren Park for Chair; Commissioner Rushton seconded. The nomination passed unanimously even though Commissioner Park was not present. Commissioner Cluff nominated Monique Beck for Vice-Chair; Commissioner Knudsen seconded, and Ms. Beck accepted. The motion passed unanimously.

Minutes

• Minutes of December 12, 2024: The commission approved the minutes as amended to correct the spelling of Commissioner Rushton's name. The motion passed unanimously.

Key Outcomes

• Approved conditional use permits for Bear River Converters and Far West Environmental unanimously, with conditions.
• Recommended denial of the Joseph White text amendment (unanimous) and recommended the property be considered for rezone to C-G.
• Recommended approval of the Historic Sites Ordinance Text Amendment (6-1).
• Elected Darren Park as 2025 Chair and Monique Beck as 2025 Vice-Chair.
• Approved December 12, 2024 minutes as amended.
• Received an update from staff that the City Council recently: denied the Pelaez rezone, approved the Sycamore Glen rezone, approved the Master Muffler rezone, and approved the Roberts rezone, all as recommended by the Planning Commission.