OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Riverton Planning Commission Meeting – November 20, 2025

Meeting Portal — Thursday, November 20, 2025
BodyRiverton, Utah
SessionMeeting Portal
DateThursday, November 20, 2025
StatusFILED
Video Record
0:00 / 2:57:28

Transcript — Verbatim
0:00

I don't know.

0:20

Happy to be here.

0:32

That is the sample.

1:53

I did not, he's not looked over to give him a thumbs up yet.

2:04

My name is Troy.

2:15

You're good.

2:16

It's all right.

2:32

Yep.

3:13

All right, everybody, I'd like to welcome you all here to the River City Planning Commission meeting for November twentieth uh twenty twenty five.

3:22

Um this is not a regularly scheduled planning commission meeting, uh, but we did have some things that needed to be addressed, and so uh this was put in on our schedule, and we appreciate you all being here.

3:35

Uh we'll start our meeting with a roll call and uh then the uh our standard process pledge of allegiance, uh and then we have a few things to address.

3:48

So starting to my right, sir.

3:51

Commissioner Matheson.

3:53

Commissioner Beck.

3:54

Commissioner Rushton.

3:56

Commissioner Park.

3:57

Commissioner Clef.

3:58

Commissioner Keel.

3:59

Commissioner Cannon.

4:00

Thank you.

4:01

That is the entirety of the planning commission.

4:03

We are all here this evening.

4:05

Um we also start our meetings out with a pledge of lead pledge of allegiance, and uh Ripton City resident uh Matthew Remlin has been uh kind enough to agree to lead us in that pledge, so if you would all please rise.

5:09

As we get going here, I want to say one thing up front.

5:12

Um I know that agenda item is what most of you are here to address and what you're concerned with.

5:21

Um there is a group of you that would like to put forward a spokesperson or if there's two or three that might be a more efficient way if everybody is planning on commenting to do that so that we can uh proceed with uh through the meeting in a more efficient and effective manner.

5:47

Um for uh those of you who as we're doing this uh into the public comment portion.

5:58

Um if for some reason someone gets up in front of you and says exactly what you were concerned with, um, we'll give the opportunity to kind of give an affirmation for that so that maybe we're not going through all the same um issues over and over again that we you will but we want to make sure everyone has a chance to be heard um through this process and that your your voice is known uh to the commission.

6:28

So we'll kind of when we get to that point, we'll go over a little more fine-tuned um uh kind of parameters on how these public meetings work, but you will have an opportunity to address the commission uh for any of the items that we have on our agenda this evening, as they all are public hearings.

6:46

So I believe Commissioner Cannon, did you have something before we got going you want to do?

6:52

Yeah, I would like to uh take a minute to acknowledge our mayor being here.

6:56

Uh guess the first time I've seen him in a planning commission meeting since I've been on commission and thank him for his last, I believe, 12 or 16 years of service to the city.

7:08

I appreciate that.

7:09

And yes, um, we would like to acknowledge uh Mayor Staggs here this evening and uh and appreciate uh his service to the city as he um closes out his that service and the the fine work and that he's done and I think most of us were probably um appointed under his tenure and um thank him for that opportunity to to serve the city.

7:33

Okay.

7:35

Um we'll dive right into this.

7:37

This is um a public hearing for the uh items uh listed on the agenda.

7:45

The first item on our agenda is 120 126 South CRA development agreement.

7:52

This is PLZ 25-401, an application for approval of a development agreement for 2.19 acres, located at approximately 1450 west, 126 south, which includes changing the zoning to allow commercial uses and preliminary site plan approval.

8:15

The applicant is Newman construction.

8:17

At this time, we will turn it over to staff for a report.

8:22

Thank you.

8:24

This is uh essentially the property in question.

8:26

That's a rough outline there.

8:28

Before I go deeper into the uh the presentation and will cover a lot of information, I I do want to level set this just a little bit.

8:36

Uh, as you can see from this, and as I believe we're all aware, the uh application tonight covers property, uh, includes property that is currently occupied by the skate park, owned by Riverton City.

8:47

Uh, there is uh a lot of moving parts to that, but the decision, the question before the commission tonight has to do with the development agreement itself, the potential development of the property, the proposed use, buildings, layout, things of that nature.

9:00

While that does or would be predicated on uh a change to the skate park property, that decision, that question is not before the planning commission.

9:09

As you're all well aware, I say that uh as much for the public here tonight.

9:13

That that decision, any decision uh that has to do with public property, public amenities, decisions as to uh what comes and goes from public space, uh, that authority rests with the city council.

9:25

So while certainly the the skate park is part of the property area uh that is in question tonight, your role here, the decision that is before you is to the proposed use of the land, uh, any change in ownership, any transfer of ownership, that decision, that final decision rests with the city council.

9:44

Uh that having been said, uh, the the property uh is along 126 south, it is right uh in front of by in front of to the north of the park, the big dome meeting hall.

9:54

If you're familiar with that, you can see on this uh aerial for anyone that needs to uh to be oriented.

10:00

This is 1300 west, the rodeo grounds, so the property out in front there.

10:04

Uh, this is just a general circle, but the property in question is zoned R R22.

10:09

There's a variety of land uses in the area.

10:12

We have a multifamily development across the street with some commercial around it, some R4 on this side of the roadway, that purple color.

10:19

Again, just this is holiday on the corner.

10:22

There is some existing commercial gateway on either side, beans and brews and other things, but this project area is currently zoned R R22.

10:30

The park property itself is zoned uh parks and open space, which is that green color.

Discussion Breakdown — Share of Meeting
Land Use Regulation██████████████████████████████████████38%
Parks and Recreation█████████████13%
Developer Relations███████████11%
Public Engagement███████████11%
Economic Development███████7%
Procedural██████6%
Cannabis Regulation███3%
Planning Commission Ethics███3%
Transportation Safety██2%
Summary of Proceedings

Riverton Planning Commission Meeting – November 20, 2025

The Riverton City Planning Commission convened on November 20, 2025, at 6:30 PM at Riverton City Hall (12830 South Redwood Road) to consider three public hearing items: a development agreement for a commercial project near the city park, a residential lot consolidation, and a facade color change for an existing business. All commission members were present. The meeting adjourned at approximately 9:28 PM.

Public Hearing: 12600 South CRA Development Agreement (PLZ-25-4011)

  • Applicant: Scott Yermish, Newman Construction, requested approval of a development agreement for 2.19 acres at approximately 1450 West 12600 South, including rezoning from RR-22 to Commercial Gateway (C-G) with Pedestrian-Oriented Overlay (PO-OV) and preliminary site plan approval. The property includes city-owned parcels currently occupied by the Riverton City Skate Park.
  • Project Description: The plan features three single-story buildings (two with drive-throughs), access from 12600 South only (UDOT approval pending), no access to 1450 West or adjacent city property, and architectural elements inspired by the Old Dome Meeting Hall. The traffic study assumed a coffee shop and two fast-casual restaurants. The applicant stated they have a viable option to develop solely on their 1.47-acre privately owned parcels if the city-owned skate park property is not sold.
  • Public Comments & Testimony:
    • Mayor Trent Staggs expressed strong support, noting the project delivers what residents have long requested (sit-down restaurants) and aligns with community redevelopment goals. He argued the skate park is outdated and poorly located, and the proposal would generate an estimated $80,000 annually in sales and property taxes.
    • Russell Larsen (neighbor) raised concerns about traffic, building setbacks (10 feet from curb), and dumpster locations. He opposed including the skate park property.
    • Connie Robbins (adjacent property owner) requested verification of site plan measurements and asked about fencing, egress to her property, and potential liquor license conflicts with a future daycare.
    • Nikki Bown (Riverton resident) requested approval without the skate park property to preserve the park entrance view.
    • John Scott (former mayoral candidate) opposed the project, alleging the city rushed the process and misled the public about plans for the skate park. He claimed to have contacted the State Auditor; the city attorney confirmed the auditor issued a clean bill of health for similar transactions.
  • Discussion / Deliberation:
    • Staff (Jason Lethbridge, Development Services Director) presented the history of market studies, surveys (showing strong desire for sit-down restaurants), and the Community Redevelopment Agency (CRA) process.
    • Several commissioners expressed concerns: Commissioner Cluff wanted more details on the development agreement text and final site plan review; Commissioner Matheson worried the westernmost building would obstruct views of the Old Dome Meeting Hall; Chair Park noted the city-owned parcels at the park entrance should have been zoned open space long ago and criticized insufficient public notice.
    • Commissioner Rushton argued the parcels should be rezoned to parks/open space consistent with other city parks and recommended approval with conditions.
    • City Attorney Ryan Carter clarified the commission's role is land-use recommendation; the city council decides property sale and final agreement.
  • Key Outcomes:
    • Motion by Commissioner Rushton, seconded by Commissioner Matheson, to recommend approval with the following conditions (paraphrased):
      1. Rezone the privately-owned acreage to C-G/PO-OV.
      2. Access only from 12600 South per UDOT; no access to 1450 West or adjacent city property.
      3. Minimum setbacks as shown on site plan.
      4. Single-story buildings with architecture and materials as shown.
      5. All facades consistent with drawings; mechanical equipment screened.
      6. Final site plan to be approved by the Planning Commission (not administrative).
      7. Compliance with all applicable ordinances.
      8. Recommendation to rezone the city-owned parcels on both sides of the entrance to P-OS (Parks and Open Space).
      9. City Council to explore using CRA powers to expand the project eastward.
      10. Public open house to be held between Planning Commission and City Council meetings.
    • Vote: 6 in favor (Matheson, Beck, Rushton, Park, Cluff, Keele), 1 abstention (Cannon). Motion passed.

Public Hearing: Myers Park Amended Subdivision (PLZ-25-1008)

  • Applicant: Rachel Opfar, Sage Homes, requested approval to combine Lots 112 and 113 of Myers Park Subdivision into a single lot at 11735 South Myers Park Lane.
  • Project Description: The homeowner wishes to enlarge the lot to add a pickleball court and pool. The amended plat meets all zoning requirements. Three homes are completed in the subdivision; others are under construction.
  • Public Comments: None.
  • Key Outcomes: Motion by Commissioner Cluff, seconded by Commissioner Keele, to approve subject to conditions (final plat recording). Unanimous consent.

Public Hearing: Jiffy Lube Amended Site Plan (PLZ-25-8018)

  • Applicant: Colby Umphrey (owner) sought approval to change the exterior trim color from tan to black at 1625 West 12600 South. A stop-work order was issued when painting began without approval.
  • Staff Report: The application complies with architectural requirements; staff recommended approval. If denied, the owner would repaint to the approved color.
  • Public Comments: None.
  • Key Outcomes: Motion by Commissioner Matheson, seconded by Commissioner Cluff, to approve the color change as submitted. Unanimous consent.

Key Outcomes

  • 12600 South CRA: Recommended approval with conditions, including rezoning of city-owned parcels to open space and a public open house. Final decision rests with City Council.
  • Myers Park Lot Consolidation: Approved unanimously.
  • Jiffy Lube Facade Color: Approved unanimously.

Meeting Transcript

I don't know. Happy to be here. That is the sample. I did not, he's not looked over to give him a thumbs up yet. My name is Troy. You're good. It's all right. Yep. All right, everybody, I'd like to welcome you all here to the River City Planning Commission meeting for November twentieth uh twenty twenty five. Um this is not a regularly scheduled planning commission meeting, uh, but we did have some things that needed to be addressed, and so uh this was put in on our schedule, and we appreciate you all being here. Uh we'll start our meeting with a roll call and uh then the uh our standard process pledge of allegiance, uh and then we have a few things to address. So starting to my right, sir. Commissioner Matheson. Commissioner Beck. Commissioner Rushton. Commissioner Park. Commissioner Clef. Commissioner Keel. Commissioner Cannon. Thank you. That is the entirety of the planning commission. We are all here this evening. Um we also start our meetings out with a pledge of lead pledge of allegiance, and uh Ripton City resident uh Matthew Remlin has been uh kind enough to agree to lead us in that pledge, so if you would all please rise. As we get going here, I want to say one thing up front. Um I know that agenda item is what most of you are here to address and what you're concerned with. Um there is a group of you that would like to put forward a spokesperson or if there's two or three that might be a more efficient way if everybody is planning on commenting to do that so that we can uh proceed with uh through the meeting in a more efficient and effective manner. Um for uh those of you who as we're doing this uh into the public comment portion. Um if for some reason someone gets up in front of you and says exactly what you were concerned with, um, we'll give the opportunity to kind of give an affirmation for that so that maybe we're not going through all the same um issues over and over again that we you will but we want to make sure everyone has a chance to be heard um through this process and that your your voice is known uh to the commission. So we'll kind of when we get to that point, we'll go over a little more fine-tuned um uh kind of parameters on how these public meetings work, but you will have an opportunity to address the commission uh for any of the items that we have on our agenda this evening, as they all are public hearings. So I believe Commissioner Cannon, did you have something before we got going you want to do? Yeah, I would like to uh take a minute to acknowledge our mayor being here. Uh guess the first time I've seen him in a planning commission meeting since I've been on commission and thank him for his last, I believe, 12 or 16 years of service to the city. I appreciate that. And yes, um, we would like to acknowledge uh Mayor Staggs here this evening and uh and appreciate uh his service to the city as he um closes out his that service and the the fine work and that he's done and I think most of us were probably um appointed under his tenure and um thank him for that opportunity to to serve the city. Okay. Um we'll dive right into this. This is um a public hearing for the uh items uh listed on the agenda. The first item on our agenda is 120 126 South CRA development agreement. This is PLZ 25-401, an application for approval of a development agreement for 2.19 acres, located at approximately 1450 west, 126 south, which includes changing the zoning to allow commercial uses and preliminary site plan approval. The applicant is Newman construction. At this time, we will turn it over to staff for a report. Thank you. This is uh essentially the property in question. That's a rough outline there. Before I go deeper into the uh the presentation and will cover a lot of information, I I do want to level set this just a little bit. Uh, as you can see from this, and as I believe we're all aware, the uh application tonight covers property, uh, includes property that is currently occupied by the skate park, owned by Riverton City. Uh, there is uh a lot of moving parts to that, but the decision, the question before the commission tonight has to do with the development agreement itself, the potential development of the property, the proposed use, buildings, layout, things of that nature. While that does or would be predicated on uh a change to the skate park property, that decision, that question is not before the planning commission. As you're all well aware, I say that uh as much for the public here tonight. That that decision, any decision uh that has to do with public property, public amenities, decisions as to uh what comes and goes from public space, uh, that authority rests with the city council.

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