[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,86,98],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6607006,"mediaKeyId","2956624-55e00335208d65035e62260329b273ff","parentId",2956624,"title","Commission forwards project‑identification sign text amendment for Valley Grove to council with attorney review and setback clarification","audioSeconds",1910,"startMs",1978000,"endMs",3888000,"viewUrl","/Search/View?dp=1&key=2956624-55e00335208d65035e62260329b273ff&start=1978&end=3888","thumbnailUrl","https://assets.pipeline.soar.com/2956624-55e00335208d65035e62260329b273ff/thumbnail_1978000.jpg","articleUrl","/articles/6607006/Pleasant-Grove/Utah-County/Utah/Commission-forwards-projectidentification-sign-text-amendment-for-Valley-Grove-to-council-with-attorney-review-and-setback-clarification","mediaUrl","https://secure.pipeline.soar.com/6607006-2ac2781e0f06f8ceba0f15c614c21062/orig.mp4?Expires=1771143641&Signature=Zl8bmVQsQeu~PDDW--skN4QcI4TcE8pYvz20hHpsKdeLLVQ9o-rLwqxGRgxbBHHveXQGFmmcxY0ONS0b~659FHyzSVjbpnO0ZUJtBf0gGZsvNN98-ZiMggcauujuA5F6U-I1XXX22NRZ9VQeIDLoWcVNrbQCya8GtTxTYlpuXqC1K-ElbCMt7mpkhvkWZyxnOtv3kFvqi~fsx29al8fJ~wySypwTUUD6IyYDssNC9p7e5wc620nkPv9kSjeAs1B18feKQLaEAvSBO3KUBC5tNVe-w8xUdGsRXtyDOY2nXk5y1M9auQ2d5nhYjej1s-tfRjEjUDYSPtJvswRhE1Ubrw__&Key-Pair-Id=KUT5TJCACFTXG","author","Pleasant Grove","date","2025-04-11T03:09:12.293Z","article","The Pleasant Grove Planning Commission on April 10 voted to forward a code text amendment to the City Council that would add a new freestanding sign type — a \"project identification sign\" — intended to identify entire unified commercial developments (for example, Valley Grove). The commission included two modifications before forwarding: 1) city attorney review for legal issues related to content‑based sign regulation, and 2) clarified setback language requiring signs to be 5 feet onto the property or 5 feet behind a public sidewalk/easement, whichever is more restrictive.

City planner Jacob Hawkins described the proposed definition and standards: project identification signs would be permitted only within unified commercial development areas of at least 20 acres; the sign face area would not exceed 200 square feet and maximum height would be 12 feet; only one project identification sign would be allowed per unified commercial development; and such signs must be at least 150 feet from another freestanding sign (monument, pole or pylon). Hawkins said the signs must be located adjacent to the development boundary abutting a collector/arterial/freeway frontage road and must be at least five feet from the property line adjacent to a public right‑of‑way or private street as determined by the city engineer in compliance with AASHTO standards.

Hawkins reviewed examples from nearby cities: American Fork permits project identification signs on properties 25 acres or larger with sign faces up to 450 sq. ft. and heights up to 35 feet (with planning commission review); Lehi permits placemaking signs on multi‑parcel projects 10 acres or larger with a maximum area of 200 sq. ft., subject to design appropriateness. Hawkins and staff recommended careful limits on height, area and siting to protect the city's primary corridors.

Marty Beaumont of St. John Properties, the applicant for Valley Grove, said the proposed sign is intended as a place‑making marker to identify the Valley Grove project as motorists approach from the freeway and Pleasant Grove Boulevard. Beaumont explained the site's topography and existing easements (including a storm drain and sidewalk/public utility easements) influenced the proposed setback and height. \"You've arrived Valley Grove,\" Beaumont said, describing the sign's purpose as an entry marker rather than tenant advertising.

Commission discussion focused on scale, location and the proposed 150‑foot separation from other freestanding signs (staff said the 150‑foot separation was chosen so the developer could accommodate both project‑level signage and other freestanding signs for individual buildings). Commissioners also asked staff to clarify sidewalk/back‑of‑curb easement situations in Valley Grove, and city engineering staff recommended wording that the sign be \"5 feet from the property line or from the back of sidewalk (public walkway), whichever is more restrictive.\" The commission additionally requested the city attorney review the draft language to ensure the regulation does not run afoul of First Amendment constraints on content‑based sign restrictions.

Commissioner Martineau moved to forward the text amendment to the City Council recommending adoption of the code changes to Chapter 10‑19 (Signs and Outdoor Advertising) to establish project identification signs, adopting the staff exhibits, conditions and findings and adding the two modifications (attorney review and clarified setback language). The motion was seconded and carried by the commission with all voting aye.

The proposed text amendment, as presented to the commission, would permit one project‑identification sign per qualifying unified commercial development of at least 20 acres, with a maximum sign area of 200 square feet, maximum height of 12 feet, a minimum 5‑foot setback from the property line or back of sidewalk (whichever is more restrictive), and a required 150‑foot separation from other freestanding signs. The amendment will now proceed to city council consideration and attorney review as requested.","mediaType","Video","parentTitle","Pleasant Grove Planning Commission Meeting 4/10/2025","oneSentenceSummary","The Pleasant Grove Planning Commission on April 10 forwarded a proposed code amendment to create \"project identification signs\" for large unified commercial developments, adding conditions that the city attorney review legal issues and that sign setbacks be clarified to be 5 feet from the property line or 5 feet behind a public sidewalk/easement, whichever is more restrictive.","taxTitle","Pleasant Grove, Utah County, Utah","taxId",4710,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":44,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6607011,"Planning Commission approves preliminary 3‑lot Richland's Estate Plat A in R1‑8 zone",492,1486000,"/Search/View?dp=1&key=2956624-55e00335208d65035e62260329b273ff&start=1486&end=1978","https://assets.pipeline.soar.com/2956624-55e00335208d65035e62260329b273ff/thumbnail_1486000.jpg","/articles/6607011/Pleasant-Grove/Utah-County/Utah/Planning-Commission-approves-preliminary-3lot-Richlands-Estate-Plat-A-in-R18-zone","https://secure.pipeline.soar.com/6607011-a88d2f0a1166fbead2a0f6e8f57151d3/orig.mp4?Expires=1771143641&Signature=oEj~WznRC2zwgkQjQIVtLeRXPY3w08uqVRbr-0McbTKvawZ5VO9KbrC70JujaXQYJRUuzloS~hwMPtP84tm8mDyDkCwjD5oMamV5TlXJGyMYNh8~jl2vmayVx3LBzINBTz-dCH8gPQV02GGSDsTDIDeQombZG~lFP4TlRK5VXyjiaGshILF0DGxJerS~6bKSPtWZd36LessDqWHwV4Kn1OcgsWpgsMEcylsO64MGemUZ3Q13L9IVZqWxHmebiDIksX-5R~5s1sRtKRXPENrlbZbQl-ICtm5OHp20T5l5Bx6zDpJu6oLSTK1SYhE3ZZL91eJGbjYbT6D2xO1KhK3sQw__&Key-Pair-Id=KUT5TJCACFTXG","Pleasant Grove Planning Commission on April 10 approved a preliminary subdivision called Richland's Estate Subdivision Plat A that would create three lots from a roughly 0.851‑acre parcel at 642 South 780 East in the R1‑8 single‑family residential zone.

Jacob Hawkins, city planner, explained the proposal would add a third lot between two existing lots by adjusting property lines; the two existing lots are contributing area to form the new lot so the application appears as a three‑lot plat. He noted the area was rezoned from R1‑9 to R1‑8 on April 9, 2024, before the applicant submitted the subdivision application. \"Since the property has been rezoned to the R‑1‑8 zone, the minimum lot size is 8,000 square feet and minimum width is 85 feet,\" Hawkins said. He reported Lot 1 is about 8,500 square feet, Lot 2 is about 8,000 square feet and Lot 3 is larger than that, so minimum requirements are met.

Hawkins said the subject parcel had not previously been recorded as its own subdivision, and that small adjustments between the applicant's property and city‑owned property along the cul‑de‑sac edge will require city council action where the city divests property. Planning Division and the city engineer will continue final engineering review; the city engineer has authority over final plat approval.

Applicant Dustin Golling spoke and said he appreciated the support from planning and engineering staff and that Lot 1 is owned by his in‑laws and Lot 3 will be his property.

Commissioner Martineau moved to approve the preliminary plat adopting the staff report exhibits, conditions and findings, with the condition that all final planning, engineering and fire‑department requirements be met. The motion was seconded and carried with all commissioners voting aye. Final plat approval remains subject to engineering sign‑off and any council actions necessary to adjust city‑owned property lines.","The commission approved a preliminary three‑lot subdivision on 0.851 acres at 642 South 780 East after staff confirmed the lots meet R1‑8 standards; final approval will rest with the city engineer and several property boundary adjustments require council action.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6607015,"Planning Commission approves preliminary 13‑lot Blossom Hill Plat C; reimbursement agreement required before final approval",587,897000,1484000,"/Search/View?dp=1&key=2956624-55e00335208d65035e62260329b273ff&start=897&end=1484","https://assets.pipeline.soar.com/2956624-55e00335208d65035e62260329b273ff/thumbnail_897000.jpg","/articles/6607015/Pleasant-Grove/Utah-County/Utah/Planning-Commission-approves-preliminary-13lot-Blossom-Hill-Plat-C-reimbursement-agreement-required-before-final-approval","https://secure.pipeline.soar.com/6607015-08dfc914f489a312f67962ce12d22c01/orig.mp4?Expires=1771143641&Signature=eUq1YK5Y40o-59B3-s2k4HDQRNP3G6VMoGPCOJzefyYq56It3E5n690rjDGlKkRmHtsYOkJSg4Y1Al0CP10tFLWo-36LqGcqVMGzb4si4j~nOdHqGq2yZ5C03IDpbpCMwkBQve4Gls6~fsPhBkgmX7s~aklroY208c-PRwDqmvG5Ej4lJmYpN016~tTEVHlDCi4BIVIu3rDWicrcz03TNhTdR8MQdsT8pYigNTfYo10XNvw4SReydR6OOLBrFX5wJzDulbfCunzvr5W-tvc-W0FFUd6Mw5PpSFZXJycqrcqZcWBoIKQf55UV78y1QxQyQVL~jDSsJ26bGcEhGHwloA__&Key-Pair-Id=KUT5TJCACFTXG","The Pleasant Grove City Planning Commission on April 10 recommended approval of a 13‑lot preliminary subdivision called Blossom Hill Plat C on about 6.87–6.89 acres, subject to a reimbursement agreement for off‑site improvements to be approved by the City Council and completion of all final planning, engineering and fire‑department requirements.

Jacob Hawkins, city planner, said the portion known as Blossom Hill Plat C was originally part of a larger development the applicant began in 2022 and later split into multiple plats. \"This property is 6.87 acres and is going to be split into 13 different lots,\" Hawkins said. He noted two flag lots (301 and 302) share a common private stem to 1185 East and that the applicant submitted the proposal before a September 17, 2024 amendment to the flag-lot ordinance; because the submittal predates that amendment, the applicant is vested under the prior ordinance that allowed up to three flag lots sharing a stem.

Hawkins told commissioners the final connection of 1185 East will provide access and utilities, and the engineering division is drafting a reimbursement agreement for a portion of the off‑site improvements that city council must approve before final plat approval. He also noted fence/screening requirements in code section 10-15-38 related to grade differences between new development and adjacent existing residences may require screening through a conditional use permit at the building‑permit stage.

Russell Wilson of Symphony Homes, the applicant, was present and said he appreciated staff help and had no additional comments. Engineering staff reported prior stormwater issues in the area were addressed in earlier phases and through a city project on 1300 East, including upsizing pipes and a reimbursement agreement to accommodate historic flows.

Commissioner Shirley moved to approve the preliminary plat adopting the staff report exhibits, conditions and findings, with conditions that a reimbursement agreement be approved and executed by city council and that final planning, engineering and fire requirements be satisfied. The motion was seconded and carried by the commission with all voting aye.

The commission’s approval advances the subdivision to final‑plat steps; the reimbursement agreement must be resolved and final technical sign‑offs completed before the city engineer grants final plat approval.","Pleasant Grove Planning Commission recommended approval of the Blossom Hill Plat C preliminary subdivision creating 13 lots on roughly 6.9 acres, with a condition that a reimbursement agreement for off-site improvements be approved by city council before final plat approval.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6607020,"Planning Commission approves conditional use permit for addition at 2543 N. 180 W.; pergola must be removed",776,120000,896000,"/Search/View?dp=1&key=2956624-55e00335208d65035e62260329b273ff&start=120&end=896","https://assets.pipeline.soar.com/2956624-55e00335208d65035e62260329b273ff/thumbnail_120000.jpg","/articles/6607020/Pleasant-Grove/Utah-County/Utah/Planning-Commission-approves-conditional-use-permit-for-addition-at-2543-N-180-W-pergola-must-be-removed","https://secure.pipeline.soar.com/6607020-0f2461f25671c4166d2a58e9e8e91616/orig.mp4?Expires=1771143641&Signature=KAST2J5OE5Ng8hoRXu3LCwTb6JIfmv6UhKCSS8OxfQ3XuXCGDZFnqWnvYUsEK0sES9VxTRZBXED7yd5Cigf4q0V8ajkacmJZ37Y-yz3BCobaqcA1BbkI4gDt-7sC884zPSlJnDvNFSutS6a~kz-rzURgZQbclkas0EtQaelLeN0vc~xbt5sV7HwIG6HvsKzIS8I4JFM-sku3iyfIVUBXi1cizNkkIFCSfEoJbuZEvs1votgbtXs7R3bktPKwfdkXYQwOARjEGJYwSlUDpxOpLBRL220R6o6S~MyUUGWRBQODRJ~OQ5bDO6D9OFdWob~J2oCZW-0EL~wc9fbxVW-kpQ__&Key-Pair-Id=KUT5TJCACFTXG","The Pleasant Grove City Planning Commission on April 10 approved a conditional use permit allowing Calvin and Mackenzie Smart to expand a nonconforming house at 2543 North 180 West, with a required removal of an attached pergola that was built without a permit.

Jacob Hawkins, city planner, told commissioners the house sits on a lot that does not meet current rural residential frontage and width standards and explained why the structure is considered nonconforming under the city code. \"Sometime between September 2018 and April 2019, the applicant constructed an attached pergola to the house, without a building permit and this pergola does not meet the required setbacks,\" Hawkins said during his presentation.

Hawkins said the proposed south-side addition would extend roughly 19–20 feet to the south, would align with the house and would encroach about one foot further into the rear yard; he told the commission the addition would be approximately in line with existing development and would not further impact adjacent properties. He summarized the standards for expanding a nonconforming structure under section 10-17-3-B and said staff recommends approval provided the pergola is removed and final planning, engineering and fire department requirements are met.

Calvin Smart, the applicant, spoke briefly and described his family history at the home: \"...built this little house in February just out of high school and we thought it would be our year and a half, 2 year home and we're still there and raised our family. So, yeah, just looking to make a little bit bigger spot for a family to meet.\"

Commissioner Patton moved to approve the conditional use permit adopting the staff report exhibits, conditions and findings and adding the two conditions: 1) the attached pergola must be removed and 2) all final planning, engineering and fire department requirements must be met. The motion was seconded and carried with all commissioners voting aye.

The approval allows expansion of a legally nonconforming structure under the code section Hawkins cited, subject to the stated conditions. The commission did not add additional screening or buffering conditions, concluding the addition's impacts to neighboring properties are minimal; Hawkins noted future development on the adjacent vacant parcel would be required to follow applicable vicinity-plan or subdivision rules and could trigger additional mitigation at that time.","Pleasant Grove Planning Commission approved a conditional use permit allowing Calvin and Mackenzie Smart to expand a nonconforming house at 2543 North 180 West, conditioned on removal of an unpermitted pergola and meeting final planning, engineering and fire requirements.","actionData","errors"]

Article not found

Commission forwards project‑identification sign text amendment for Valley Grove to council with attorney review and setback clarification

Planning Commission approves preliminary 3‑lot Richland's Estate Plat A in R1‑8 zone

Planning Commission approves preliminary 13‑lot Blossom Hill Plat C; reimbursement agreement required before final approval

Planning Commission approves conditional use permit for addition at 2543 N. 180 W.; pergola must be removed