Riverton Planning Commission Meeting – February 13, 2025

The Riverton City Planning Commission convened on February 13, 2025, at 6:30 PM at Riverton City Hall, 12830 South Redwood Road, Riverton, Utah. Chair Darren Park presided, with Commissioners Monique Beck, Gary Cannon, Shelly Cluff, Crystal Keele, and Troy Rushton present. Staff included Development Services Director Jason Lethbridge, City Planner Lisa Halversen, City Planner Tim Prestwich, and City Attorney Ryan Carter. The meeting included four public hearings, one decision item, one discussion item, and approval of minutes. All motions passed unanimously. The meeting adjourned at approximately 9:00 PM.

Public Hearings

2.a – Ford Parallel Fence (PLZ-25-2001)

• Request: Conditional use permit for a parallel fence (fence within a fence) along 132 ft of the north property line at 13523 South Redwood Road. Applicant Robert Ford seeks a taller fence to address privacy issues caused by an elevation difference.
• Staff Report: Proposed fence must meet code conditions; the height will be determined by the Planning Director. The applicant will place a weed barrier and maintain the space between fences. One neighbor inquired about the potential 10‑ft height but did not object.
• Applicant Testimony: Mr. Ford stated the fence will be engineered concrete, earth‑colored, and will be placed close to the existing fence (4–8 inch gap). He offered to remove the existing fence or paint both sides if the neighbors agreed.
• Public Comments: None.
• Key Outcomes: Motion by Commissioner Cannon, seconded by Commissioner Beck, to approve with conditions: (1) second fence per code, (2) compliance with city standards, (3) applicant maintains the space. Unanimous.

2.b – Marcy's Enchanted Bakery (PLZ-25-2004)

• Request: Conditional use home occupation permit for a home bakery at 12733 South Rosberg Drive. Applicant Marcy Vidrine will bake breads, cakes, cookies, and cupcakes in her kitchen using less than 25% of the main floor. No customers will come to the home; orders and pickups are scheduled online.
• Staff Report: No comments from neighbors. Applicant must obtain a health department inspection and a city business license.
• Applicant Testimony: Ms. Vidrine described baking as a therapeutic hobby and said she works full‑time, so the business will be part‑time. She plans to deliver products to neighbors.
• Public Comments: None.
• Key Outcomes: Motion by Commissioner Rushton, seconded by Commissioner Cluff, to approve with conditions: (1) compliance with city ordinances, (2) business license, (3) state/outside approvals, (4) fixed standards, (5) up to 25% of main floor use, (6) no visitors before 7:00 AM or after 7:00 PM. Unanimous.

2.c – D & J Diesel Performance (PLZ-25-2002)

• Request: Conditional use home occupation permit for a mobile vehicle maintenance service at 2338 West 13100 South. Applicants Dustin and Megan Clark propose using their detached garage for business storage and as a base. They will have one full‑time non‑resident employee. The business is primarily mobile, with occasional need to bring a vehicle home for part installation (estimated once every 2–3 weeks).
• Staff Report: The property is 0.22 acres, zoned R‑4. The detached garage can be used up to 50% for business. The City Code prohibits motor vehicle repair in residential zones; the question of whether part installation constitutes repair was discussed. A previous similar mobile business (DMR LLC, 2020) was approved with conditions that no work be done at home.
• Applicant Testimony: The Clarks explained they closed their Midvale shop after Mr. Clark’s back surgery; they plan to operate mobile for about two years. They have four personal vehicles, all driven daily. They will not store fluids at home and will dispose of them at auto parts stores. 90–95% of work can be done off‑site.
• Public Comments: Brian Ludlow (neighbor) expressed concern about enforcement and potential non‑compliance. Doug Warner (neighbor) raised concerns about fluid storage, diesel exhaust, noise, and traffic.
• Deliberation: Commissioner Cluff noted that the business description falls under motor vehicle repair, which is prohibited on‑site. Attorney Carter clarified that the applicant must show on‑site work does not constitute repair. The Commission discussed enforcement mechanisms.
• Key Outcomes: Motion by Commissioner Cluff, seconded by Commissioner Keele, to approve with conditions: (1) compliance with city ordinances, (2) business license, (3) one non‑resident employee, (4) detached garage use only, (5) mobile business only (no vehicle storage at the house), (6) business activities screened behind the gate. Unanimous.

2.d – Joseph White Rezone (PLZ-25-4002)

• Request: Rezone a 0.81‑acre parcel at 11968 South Redwood Road from C‑N (Neighborhood Commercial) to C‑G (Gateway Commercial). Applicant Joseph White (with Alice White) intends to operate a reception center; the adjacent property will remain a dance studio.
• Staff Report: The rezone is compatible with neighboring commercial zones and the General Plan. The C‑G zone allows a reception center as a conditional use. One letter of support was received from a neighbor.
• Applicant Testimony: Alice White confirmed the dance studio will remain and the reception center will be in the former Pet Planet building.
• Public Comments: None.
• Key Outcomes: Motion by Commissioner Beck, seconded by Commissioner Cannon, to recommend approval. Unanimous.

Decision Items

3.a – Goddard School (PLZ-24-8020)

• Request: Final site plan for a preschool/daycare (Goddard School) at 3513 West 12600 South, located in the Rock Ridge Master Site Plan. The applicant is Robert Santo.
• Staff Report: The use is a daycare (not a preschool), so no conditional use permit is required. The building is 12,000 sq ft, single story, with 42 parking stalls. Play areas are separated by age with shade structures. The lighting plan was adjusted to minimize impact on neighbors. The building materials are brick, stone, and fiber‑concrete panels. The site relies on off‑site improvements (backbone infrastructure) that are not yet complete; occupancy will be conditioned on those improvements.
• Applicant Testimony: Mr. Santo described the Goddard School franchise (600 locations, first in Utah). The school will have 10 classrooms, capacity for 180 children, an indoor gym, two playgrounds, and an outdoor classroom. Hours: Monday–Friday, daytime. Security includes alarmed gates, surveillance, and strict visitor policies. The school will create more than 20 jobs. The architect noted this is a new prototype design.
• Public Comments: Not required (final site plan).
• Key Outcomes: Motion by Commissioner Rushton, seconded by Commissioner Cluff, to approve with 12 conditions, including: compliance with the Rock Ridge Master Plan, screening of rooftop mechanicals, storm water management, and a requirement that the Rock Ridge Subdivision plat be recorded before a building permit is issued, and that occupancy may be delayed until shared access roads and utilities are installed. Unanimous.

Discussion Items

4.a – McKenzie Park Estates Development Agreement

• Overview: Development Services Director Jason Lethbridge introduced a pending development agreement for a property between Bangerter Highway and 4000 West. The site was platted in 2007 but went defunct after 2008. The current owner proposes to convert multiple residential lots to commercial use for storage units, partnered with Extra Space Storage. The development agreement will limit the use to storage and rezone the property to Commercial Regional.
• Developer Presentation: Krisel Travis (DAI) presented a two‑phase plan: Phase 1 includes about 80,000 sq ft of storage (interior and exterior) plus RV storage; Phase 2 adds about 23,000 sq ft. All buildings are single story, but future expansion could allow multi‑story to reach 160,000 sq ft. An on‑site manager’s residence is planned. Signage requests include 96 sq ft on elevated surfaces and a monument sign. The developer noted agreements with adjacent residential owners.
• Commission Discussion: Questions addressed building height (up to four stories or 80 ft, but likely less), removal of existing infrastructure, street improvements on 4000 West (realignment not imminent), and the need for detailed lighting, drainage, and traffic plans. Commissioners requested that the development agreement be robust and highlight any code exceptions.
• Next Steps: The development agreement will return for a public hearing at a future meeting.

Minutes

• January 9, 2025 Minutes: Motion by Commissioner Cannon, seconded by Commissioner Cluff, to approve the minutes as reported. Unanimous.

Key Outcomes

• All four public hearing items were approved (unanimous) with specific conditions: Ford Parallel Fence, Marcy’s Enchanted Bakery, D&J Diesel Performance, and Joseph White Rezone.
• The Goddard School final site plan was approved (unanimous) with 12 conditions, including prerequisites for building permits and occupancy.
• The McKenzie Park Estates Development Agreement was introduced; a public hearing will be scheduled.
• The January 9, 2025 Planning Commission minutes were approved (unanimous).