[{"_1":2,"_111":-5,"_112":-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",[32,75,87,99],{"_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",6555576,"mediaKeyId","3310912-5162a5534191c31a74652a5384cbabdd","parentId",3310912,"title","Planning commission approves Yesco sign permit for Sapp Brothers travel center after variance ruling","audioSeconds",696,"startMs",4393000,"endMs",5089000,"viewUrl","/Search/View?dp=1&key=3310912-5162a5534191c31a74652a5384cbabdd&start=4393&end=5089","thumbnailUrl","https://assets.pipeline.soar.com/3310912-5162a5534191c31a74652a5384cbabdd/thumbnail_4393000.jpg","articleUrl","/articles/6555576/Toquerville/Washington-County/Utah/Planning-commission-approves-Yesco-sign-permit-for-Sapp-Brothers-travel-center-after-variance-ruling","mediaUrl","https://secure.pipeline.soar.com/6555576-4d6f1cd76f72d4156279526211eb2c56/orig.mp4?Expires=1773078701&Signature=IPMlgKrvuF1mXmINwrSrAxh7UCEMapfnYs2IHbtVZ7MfM8LjybLYKttEqtIEzvihvWMqrWGFXT7I3mw2WoOoCPu-1jkHNgIDZniJZ3bKAqxGkfJ6pGP-kMLgmYJ0KaLikhAji4Auk~hPygPb5ZzxG3jtUteLHkJVhll8VrmFvTOYTFhtJVII0uF7gwAIVYQSuIsz8q-m2F6WpZfOE1Bu~4WdkaEOw9JJrFxXXrHvvKRP9FddOWflhsEd9wEdVH3hhaYanSWJXASMOYxq1aITtdGIfRRYEThDCgquYNFnhMu-BIASyfvEybusm-iYkepL~jDRVjgVRPv7OrL4976TRA__&Key-Pair-Id=KUT5TJCACFTXG","author","Toquerville","date","2025-05-15T13:47:12Z","article","The Toquerville Planning Commission approved a sign permit authorizing multiple signs for the Sapp Brothers travel center, accepting the findings and variances granted by Administrative Law Judge Lynn Cresswell.

Nut graf: The judge reviewed a multi-sign application and granted variances for four signs that did not meet setback, height or size limits, while finding most other proposed signs complied with the existing sign code. Commissioners approved a planning-permit document memorializing the judge’s decision.

Administrative Law Judge Lynn Cresswell summarized the review: he considered 20 initial sign proposals, narrowed his analysis to 16 signs with sufficient detail, and found 12 already met the code while granting variances on four (including a high water-tower sign for freeway visibility and two driveway/entrance monument signs). Cresswell said he had determined “that most of the signs…could meet the color and the other requirements” and that the unusual visibility needs (freeway-facing signs) supported narrow variances under the hardship standard he applied.

The judge and staff worked with Yesco’s representative and counsel to address outstanding details; staff prepared a consolidated sign-permit document listing permitted and (for clarity) non-permitted signs. Cresswell also recommended the city consider modest amendments to the sign code to anticipate highway-commercial signage needs in the future.

During discussion commissioners asked whether Sapp Brothers and Yesco accepted the changes and clarifications; staff confirmed the applicant had agreed to the adjustments. Four additional vendor signs related to diesel services were left as placeholders because they lacked final color or text information; the judge and staff said those could return for administrative approval once designs were finalized.

Motion and outcome: A commissioner moved to approve the sign permit as set out in the administrative law judge’s decision dated 04/30/2025; the motion carried on an affirmative vote. The record reflects three affirmative votes in favor at the planning commission meeting.

Ending: Staff will issue the sign permit consistent with the judge’s decision, and applicants will return with final designs for the placeholder vendor signs when ready. Staff also suggested the city consider a modest sign-code amendment to reduce similar variance requests in the future.","mediaType","Video","parentTitle","05.14.2025 Planning Commission Meeting","oneSentenceSummary","The Toquerville Planning Commission approved a sign permit for Yesco and Sapp Brothers Travel Center, adopting variances and findings issued by Administrative Law Judge Lynn Cresswell.","taxTitle","Toquerville, Washington County, Utah","taxId",7485,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6555581,"Planning commission recommends denial of Fieldstone Homes general-plan amendment after public hearing",2601,1713000,4314000,"/Search/View?dp=1&key=3310912-5162a5534191c31a74652a5384cbabdd&start=1713&end=4314","https://assets.pipeline.soar.com/3310912-5162a5534191c31a74652a5384cbabdd/thumbnail_1713000.jpg","/articles/6555581/Toquerville/Washington-County/Utah/Planning-commission-recommends-denial-of-Fieldstone-Homes-general-plan-amendment-after-public-hearing","https://secure.pipeline.soar.com/6555581-1309814ccb4fecff28a14b23bf4b0866/orig.mp4?Expires=1773078701&Signature=jV1Cv4IUHcuhq-7Rmm0NUdsHKIBA~nIS4SXFOPbUfUCe9Zjo68QN7YMLkaDLMPhL41j~n2XBA0DepWB1yyEU2Dq6TTRd7PpTEWyPvWTxhQGeV4qBfDHi-bmANQmwFEHl7OL6L-notCFKjZnHK6EWK43sPpfg9VKNJ11Gp1uPIcKJ3Ljh-UOfb390GuyrGh-gqrxPzbSEKtvgyqzqiwcS6wxumFZ0T-VHsAXF-8emxR1WzubSjFyjlLMNY9inTvPelwFAwiO8tV9qZKwDTSgwRJ10g50eP4wMLJWimkMrLLEE60buphDptZGGYNb-dkGG4aATGQrJfE6id5NJhgmr1Q__&Key-Pair-Id=KUT5TJCACFTXG","The Toquerville Planning Commission voted to recommend denial of a requested general-plan amendment from Fieldstone Homes that would have changed a parcel currently designated for commercial use to residential on the city’s future land-use map.

The change sought by the applicant (Tax ID Partial-T-3-0-22-3212-BR2) would have allowed future zone-change applications to residential district types including R-1-12, R-1-15, R-1-20, RM-1 and RM-2. Applicant materials included a concept plan showing a mix of single-family and higher-density units and an economic rationale presented by Fieldstone’s representative.

Nut graf: Commissioners weighed a recognized regional housing shortage against master-plan consistency, service costs and site-specific constraints (water supply, traffic, and potential spot-zoning effects). After public comment and extended discussion, the commission decided the application did not meet enough of the general-plan criteria to recommend the amendment.

Staff said the proposal was a general-plan amendment only; a separate zone-change process would be required if the amendment were adopted. Planning staff and the developer confirmed traffic-infrastructure sizing and some water-infrastructure planning had been considered in preliminary studies; the Washington County Regional Water Supply Agreement and related regional work were referenced in staff comments.

Public commenters and several commissioners stressed affordability and workforce-housing needs. One resident compared current rents and local incomes and urged more housing. The developer’s representative, Jerry Eaves, said higher density tends to reduce per-unit price and argued the project could deliver entry-level homes “somewhere between $250,000 and $300,000” under typical market assumptions and builder programs.

Opponents cited the city’s adopted general plan and survey feedback favoring lower-density development; they raised concerns about spot zoning, the parcel’s relationship to surrounding commercial/manufacturing designations, water availability, and the costs to city services (public safety, roads, utilities, and schools) associated with residential development. Several commissioners said the application failed to show how it met multiple required criteria for a general-plan amendment.

Votes and outcome: Commissioners first considered a motion to recommend approval; that motion failed in a roll-call poll. A subsequent motion to recommend denial passed and will be forwarded to the city council with the commission’s recommendation for denial. The record shows the initial approval motion failed (the poll recorded Nay, Aye, Nay) and the later motion to recommend denial passed on a subsequent vote.

Ending: The applicant may choose to revise the proposal and resubmit or pursue a different application path. The commission’s denial recommendation will be transmitted to the city council for further consideration under the city’s general-plan amendment procedures.","The Toquerville Planning Commission voted to recommend denial of a Fieldstone Homes request to amend the city’s future land-use map from commercial to residential for a parcel in the Boulder Ridge area.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6555585,"Toquerville planning panel recommends nightly rental for Vances with fire-safety conditions",1289,421000,1710000,"/Search/View?dp=1&key=3310912-5162a5534191c31a74652a5384cbabdd&start=421&end=1710","https://assets.pipeline.soar.com/3310912-5162a5534191c31a74652a5384cbabdd/thumbnail_421000.jpg","/articles/6555585/Toquerville/Washington-County/Utah/Toquerville-planning-panel-recommends-nightly-rental-for-Vances-with-fire-safety-conditions","https://secure.pipeline.soar.com/6555585-c557e47ca1224027fcf0b43391de8c64/orig.mp4?Expires=1773078701&Signature=VFtk7nYCkhwkuj-HL13o6S7gVPmCOvPO6CFEtSckdjx5vMcyfmaVA1m5gksgvFl6suPCOrsYtGC65FLEpYamCLyAPB7tN8AkRRqm540jRHGywsm1pUKv1AgNNZCxpq2f9-KKXGUnYppRf0Oo7YpVWj4fQBjxNFfMdiXTeyuZNo5IOeYZxiYEtBjvVzB1zQ~Q7bfXHp6iji5UAGVbG8xaY8J3bAOT~Ojl07aO3B3CqFph45dnlT5epbm2SWCJsJ5QSQzRsQ9qcjY4ELkAzawb7~qVRxxX8RIKttfuMosBA~-4A49xGcF33uEVDekceUo-Awfecit3VYVxwqLxhb206Q__&Key-Pair-Id=KUT5TJCACFTXG","The Toquerville Planning Commission voted to recommend approval of a nightly rental permit for Kathy and Ray Vance’s property (Tax ID TD-168G), subject to the fire marshal’s conditions and additional access and water-availability measures suggested by commissioners.

The application was a full submission, and staff reported the structure itself meets building-code requirements and has a current certificate of occupancy. Emily, the city’s planning and zoning administrator, told the commission that the “fire safety inspection was approved with conditions,” and that the lot and driveway are legally nonconforming under the MU20 zoning designation.

Nut graf: The decision turns on public-safety and access questions. Because the change from single-family residence to a nightly rental is a change of use for a legal nonconforming structure, commission members said the property must meet current city and fire code or receive clearly stated exceptions and conditions. Commissioners emphasized the fire marshal’s authority to revoke the permit if operations create an unsafe condition.

Staff and commissioners detailed the issues that prompted conditions. The driveway to the Vance property is steep, includes a hairpin turn and a mid-slope turn, and exceeds the city’s typical 15% grade limit for driveways. Commissioners and staff said the city code permits exceptions but that an exception should be tied to specific mitigations. Assistant City Manager Darren and other staff noted the applicants told staff they would work with the fire department to install a secondary access that is wide and stable enough for a fire apparatus. Commissioners outlined a construction standard: a roadway to support a 50,000-pound fire truck (roughly a 6-inch layer of No. 2 road base) and a turnaround suitable for emergency vehicles.

Commissioners also discussed onsite water. Staff and the applicants said the property has a large pond with a dry-hydrant connection already installed; applicants said the pond is about 3,000,000 gallons. Commissioners discussed installing a “dry pipe” or standpipe/hookup within 250 feet of the structure so fire crews can connect hoses and pump directly from the pond; the fire code standard discussed during the hearing requires water access within about 250 feet of the structure in some circumstances.

Several neighbors and the applicants spoke during the public-hearing portion. Neighbors described past occasions when fire trucks accessed the property and said they believed apparatus could reach the house; applicants and neighbors said they would coordinate with the fire department on any required improvements. No members of the public objected strongly enough to prevent a recommendation.

Motion and outcome: A commissioner moved to recommend approval as recommended by staff and with the fire department’s conditions; the motion included a recommendation that the applicants construct a secondary access and provide a usable water hookup (standpipe/dry pipe) within 250 feet of the structure. The motion was seconded and carried. The record shows the commission’s vote on the motion was in the affirmative and the permit recommendation was approved.

What’s next: The commission’s recommendation forwards to the city process for final permitting and inspection; staff said the fire marshal retains authority to revoke the permit if subsequent operations create safety problems. The commission recorded the recommendation with conditions rather than an unconditional waiver of city or fire requirements.

Ending: The planning staff noted the commission could require more-specific wording if city counsel or the fire marshal requests it, and staff said applicants will be expected to document actual improvements (secondary access construction and the installed standpipe/dry-pipe connection) before the nightly rental may operate without immediate revocation risk.","The Toquerville Planning Commission recommended approval of a nightly rental application from Kathy and Ray Vance for a property in the Shangri La Valley, but attached conditions from the fire marshal and recommended a secondary access and dry-pipe hookup within 250 feet to address access and water concerns.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6555571,"Commission approves Firelight Planning Area 6 lot sizes and setbacks, with minor corrections required",348,5112000,5460000,"/Search/View?dp=1&key=3310912-5162a5534191c31a74652a5384cbabdd&start=5112&end=5460","https://assets.pipeline.soar.com/3310912-5162a5534191c31a74652a5384cbabdd/thumbnail_5112000.jpg","/articles/6555571/Toquerville/Washington-County/Utah/Commission-approves-Firelight-Planning-Area-6-lot-sizes-and-setbacks-with-minor-corrections-required","https://secure.pipeline.soar.com/6555571-31efd83b0e2544c4344a4fdcddcf8d32/orig.mp4?Expires=1773078701&Signature=oHJ5DT0PmAqmA2noch3BNIigwjv6dksl4QOeAUYSc9P0rNg0reQ4quKvTLL~CQjzdacvrdBugMWFiBBm-99-AbAMWRjOdEweneql9azMIuiBZubkNUUBAqdxRL33Jku4J3MkTKW1iMxQ4MJy7EdtDlo0lJ6HVPiZg9MSIXnI1ezBdt32FO6wQUa8m~xkI94c25A7cqfII8TxWU-DbiZF70Oh5q6ImjF0UAVAQyTtk5W41FmpVdQ~ixYSWvY0-VVB6uA4wnWSS5USyU-bDs1eR-v35iwhn0C4zOP8usbNdbUwY6jMxfmvk0POmmqFDTXISp1tBSurUnPvE7vm2dBXEw__&Key-Pair-Id=KUT5TJCACFTXG","The Toquerville Planning Commission approved the lot sizes and setbacks shown on the site plan for Firelight MPDO Planning Area 6, with a requirement that several lots be corrected in the plan set to meet the MPDO preapproved standards.

Nut graf: Under the city’s MPDO/NPDO framework, the planning commission’s review focused on lot widths and setbacks. Staff and applicants presented a plan showing typical lot dimensions, a small park/active-recreation area to be dedicated to the city, and a product mix targeted to younger families rather than the community’s 55-plus housing typology.

Staff explained that the MPDO restrictions provide “preapproved” standards; if a submitted plan meets or exceeds those standards, the plan checks the appropriate box for commission approval. Planning staff and the applicant showed typical lot widths of 50 feet and depths of about 100 feet on the smallest lots, and staff noted an open-space/park parcel intended for dedication to the city within the planning area.

Commissioners and staff identified a handful of drafting errors in the plan set — for example Lot 103 was shown at 43 feet wide in the submitted drawings — and asked the applicant to revise the plan before final plat approval. Commissioners clarified this action was the first step in a multi-stage review; subsequent preliminary-plat and infrastructure approvals will follow at the city-council and engineering-review stages.

Motion and outcome: A commissioner moved to approve the lot sizes and setbacks for Planning Area 6 subject to bringing the noncompliant lots into compliance with the MPDO preapproved standards; the motion was seconded and passed by the commission.

Ending: Staff said the application will continue through the city’s phased review; city council will review other aspects (open-space dedication, infrastructure and development-agreement limits) before building permits or final plats are recorded.","The commission approved lot sizes and setbacks for Firelight MPDO Planning Area 6 (a non‑55+ subarea aimed at younger families), subject to correcting several lots that did not meet the minimum 50-foot width in the submitted plan set.","actionData","errors"]

Article not found

Planning commission approves Yesco sign permit for Sapp Brothers travel center after variance ruling

Planning commission recommends denial of Fieldstone Homes general-plan amendment after public hearing

Toquerville planning panel recommends nightly rental for Vances with fire-safety conditions

Commission approves Firelight Planning Area 6 lot sizes and setbacks, with minor corrections required