Riverton City Planning Commission Meeting – March 13, 2025

The Riverton City Planning Commission held a regular meeting on March 13, 2025, at City Hall, 12830 South Redwood Road, starting at 6:30 PM and adjourning at 8:16 PM. The commission considered five public hearings, including a rezone tabling, a home occupation conditional use permit, a development agreement amendment, a table of uses update, and commercial architectural standards. No public comments were offered on any agenda item. All votes were unanimous.

Consent Calendar

• Minutes Approval: The minutes of the February 27, 2025, meeting were approved as presented. (Motion by Chair Park, second by Commissioner Cannon; unanimous)

Public Comments & Testimony

• No members of the public spoke during any of the public hearings.

Discussion Items

A. “DAI/McKenzie Rezone” – Motion to Table (PLZ-25-4001)

Chair Park reported that additional time was needed, and the item was tabled to allow for new public notices. The motion to table passed unanimously.

B. “Wrap n Ro” – Conditional Use Permit for Home Occupation (PLZ-25-2007)

Applicant Robin Cavaness proposes a snack delivery service from her home at 2046 West Kimber Lane (3,500 sq. ft. single-family home, zoned R-8-SD). The business will use less than 50% of the basement for preparing prepackaged snack trays for delivery to businesses; no customers are expected at the home. The city received no neighbor comments. Staff confirmed that a health department inspection is required before a business license is issued, but the applicant provided a letter from the Department of Agriculture indicating no inspection needed for prepackaged foods. The commission approved the permit with six conditions, including compliance with the home occupation ordinance, obtaining a business license, and limiting basement use to 50%. (Motion by Commissioner Matheson, second by Commissioner Beck; unanimous)

C. “SALT Amendment” – Development Agreement Amendment & Site Plan Amendment (PLZ-25-4003)

Staff presented a proposal to amend the Mountain View Village Development Agreement (CenterCal) to increase the maximum residential units from 282 to 288, and to approve minor exterior architectural changes to the Village Lofts apartment project. The change removes the last remaining 5,100 sq. ft. of retail space on the northwest corner, replacing it with six residential units (two floors, approx. 5,400 sq. ft.) to improve building cohesion and eliminate commercial‑residential conflicts. Ethan Bedingfield (VP of Design, SALT Development) presented renderings and noted that the project would include luxury amenities (pool, clubhouse, courtyard with water feature) and that rents would range from $1,500/month (studio) to $5,000/month (penthouse). SALT plans to begin construction on June 1, 2025, and cited high occupancy rates (over 95%) at their other Utah projects. The commission voted to recommend approval of the development agreement amendment to the City Council and approved the site plan amendment with conditions that the agreement be amended to 288 units and that exterior materials match provided exhibits. (Motion by Commissioner Cluff, second by Commissioner Knudsen; unanimous)

D. “Table of Uses” – Amendments to Commercial Uses Table (PLZ-25-5002)

City Planner Tim Prestwich presented proposed changes to Section 18.90.010 of the Land Use Code. Key amendments include:

• Assisted Living / Nursing / Residential Care Facilities: Changed from “not permitted” to “conditional” in all zones, correcting a prior oversight that left existing facilities as nonconforming.
• Building Trades, Sales, and Services: New category for trades (electricians, HVAC, plumbers, etc.) defined as conditional in C-PO and certain small‑lot zones, and permitted in larger commercial zones. The commission recommended adding “without limitation” to clarify that examples are not exhaustive.
• Bus Passenger Terminal: Clarified that the term refers to a building or site, not public bus stops.
• Dance, Gymnastics, and Martial Arts Studios: Added as conditional in small‑lot zones and permitted in larger commercial zones.
• Landscaping Services: Commission recommended changing to conditional use in C-D, C-G, and C-PO zones (matching building trades).

No public comments were received. The commission voted to recommend approval with the above‑noted amendments. (Motion by Commissioner Cluff, second by Commissioner Knudsen; unanimous)

E. “Architectural Standards” – Commercial Building Standards Update (PLZ-24-5007)

Staff presented proposed amendments to standardize architectural requirements across commercial zones (except SLR). Key elements include four‑sided architecture, building height, bulk variations every 30–50 feet, roofline variations every 50 feet, exterior materials (2–4 types, 2–4 colors, no bright colors except as accent), prohibited materials (with allowances for distressed metal as accent), cohesion and consistency (two major elements in a center, one for standalone), and mechanical equipment screening. Commissioner discussion raised questions about counting glass as a material, the need for a wainscot requirement, and flexibility for blighted areas. The commission voted to table the item to the March 27, 2025, meeting to allow staff to incorporate feedback (e.g., adjusting material count range, clarifying glass treatment). (Motion by Commissioner Cluff, second by Commissioner Rushton; unanimous)

Key Outcomes

• Tabled: “DAI/McKenzie Rezone” (PLZ-25-4001) – to be renoticed for a future public hearing.
• Approved: Conditional use permit for “Wrap n Ro” at 2046 West Kimber Lane with six conditions.
• Recommended Approval: Second amendment to Mountain View Village Development Agreement (increase to 288 units) and approved final site plan amendment for Village Lofts exterior architecture.
• Recommended Approval: Amendments to the Table of Commercial Uses (Section 18.90.010) with additional modifications to building trades language and landscaping services zoning.
• Tabled: Commercial Architectural Standards amendments to the March 27, 2025 meeting for further refinement.
• Approved: Minutes of February 27, 2025.
• Announcement: Joint Planning Commission/City Council Work Session on the General Plan scheduled for April 15, 2025, at 6:00 PM (dinner at 5:00 PM).

All votes were unanimous. The meeting adjourned at 8:16 PM.