[{"_1":2,"_115":-5,"_116":-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",[32,75,85,95,105],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":-5,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},"mediaId",6597455,"mediaKeyId","3380799-d996ee10f97f42aff831f97d404b5344","parentId",3380799,"title","Commission debates whether to confine storage units to industrial zones","audioSeconds",620,"startMs",3100000,"endMs",3720000,"viewUrl","/Search/View?dp=1&key=3380799-d996ee10f97f42aff831f97d404b5344&start=3100&end=3720","thumbnailUrl","https://d352y6ypj4mjo3.cloudfront.net/AudioPlaceholder.png","articleUrl","/articles/6597455/Utah/Commission-debates-whether-to-confine-storage-units-to-industrial-zones","mediaUrl","author","Hurricane Planning Commission","date","2025-04-10T17:00:00Z","article","Hurricane City planning commissioners discussed whether the city should limit the development of storage-unit facilities to industrial zones rather than allowing them in commercial zones. The discussion was exploratory: commissioners and staff did not adopt a code change but asked staff to return with information and possible regulatory options.

Gary explained the mayor’s interest in preserving “quality commercial” by encouraging storage units to locate in industrial or light-industrial zones rather than prime commercial corridors. Commissioners noted competing goals: conserving commercial frontage for retail and services versus providing dispersed storage capacity that is convenient for residents.

Commissioner Paul and several others said storage units are an industrial-type use and argued they should be located in industrial areas; Commissioner Shelley and others said dispersed smaller storage facilities in or near residential pockets provide convenience for residents who need “extra space.” Several speakers also raised the local-development dynamic that developers sometimes propose storage units as an allowed alternative if another intended project (for example, townhomes) cannot obtain approval.

Options discussed included: (1) making storage units a conditional use in commercial zones (so review could consider context and require mitigation), (2) confining storage units to industrial zones where appropriate, and (3) collecting data on existing storage-unit inventory and market demand to see whether more capacity is needed and where. Commissioners requested that staff quantify existing capacity and bring options for zoning and conditional-use requirements back to the commission.

No formal motion was made; the item was discussion-only and staff will prepare data and potential code language for future consideration.","mediaType","Audio","parentTitle","Hurricane City Planning Commission Meeting - 04-10-2025-PCA2.","oneSentenceSummary","Commissioners discussed a mayoral request to limit new storage-unit development to industrial zones to preserve commercial land, but did not take formal action and asked staff for data on existing inventory and possible conditional-use approaches.","taxTitle","Hurricane, Washington County, Utah","taxId",80031,"location","Utah","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":50,"_51":82,"_53":-5,"_54":55,"_56":57,"_58":83,"_60":61,"_62":63,"_64":84,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6597460,"Planning Commission tables farm-stand code changes after broad discussion on acreage and commercial limits",802,2488000,3290000,"/Search/View?dp=1&key=3380799-d996ee10f97f42aff831f97d404b5344&start=2488&end=3290","/articles/6597460/Utah/Planning-Commission-tables-farm-stand-code-changes-after-broad-discussion-on-acreage-and-commercial-limits","The Hurricane City Planning Commission discussed a proposed land use code amendment (LUCA 25-03) to expand authorizations for farm stands, including allowing some commercially packaged goods, but chose to table a final recommendation to City Council so staff could return with refined language.

Gary, a city planner, explained staff wants to allow farm stands in agricultural and residential-agricultural zones to sell commercially packaged items in limited quantities, subject to a conditional-use permit and standards. Gary said the existing code allows accessory sales of unprocessed or home-processed goods such as canned goods and baked items, but it currently does not permit broader retail of commercially packaged products.

Public commenters and commissioners emphasized the importance of small-scale agriculture in Hurricane and warned that a heavy acreage minimum or overly restrictive commercial limits could harm small producers. John Garner, representing Living Earth Farms, urged the commission to “keep in mind that any restrictions ... that would place additional burden on small producers” could limit the future flexibility of agriculture in the valley.

Commissioners debated several recurring questions: whether a minimum acreage requirement is appropriate (staff’s draft used 5 acres), whether a percentage cap on non-farm-sourced commercial goods should be 50% or lower, and how to distinguish between a true farm stand and a commercial convenience retail operation. Commissioner Paul urged a lower percentage threshold (25–30%) for non-farm commercial items; other commissioners emphasized that many small producers operate on parcels smaller than 5 acres and recommended lowering any lot-size requirement to permit stands on smaller agricultural lots.

Several commissioners suggested a two-path approach: (1) retain the existing small farm-stand allowance for on-farm produce without a business license and (2) create a conditional-use pathway for farm stands that want to offer a limited amount of commercially packaged goods, with clear definitions, enforcement language and business-license requirements.

After lengthy discussion commissioners voted to table the item and asked staff to return with revised language that responds to the commission’s comments, including options such as removing a five-acre minimum and adding clearer percentage or product definitions. Staff said it would prepare a revised ordinance and present two options to the commission for future recommendation to City Council.","The commission discussed proposed amendments to allow expanded farm-stand sales of commercially packaged goods but tabled the item to give staff and legal time to refine acreage minimums, percentage thresholds, and enforcement provisions.",{"_33":86,"_35":36,"_37":38,"_39":87,"_41":88,"_43":89,"_45":90,"_47":91,"_49":50,"_51":92,"_53":-5,"_54":55,"_56":57,"_58":93,"_60":61,"_62":63,"_64":94,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6597465,"Commission backs changes to rockfall-zone standards amid legal and safety concerns",1482,2163000,3645000,"/Search/View?dp=1&key=3380799-d996ee10f97f42aff831f97d404b5344&start=2163&end=3645","/articles/6597465/Utah/Commission-backs-changes-to-rockfall-zone-standards-amid-legal-and-safety-concerns","The Hurricane City Planning Commission voted to forward a land use code amendment (LUCA 25-02) to City Council that would scale back mandatory geotechnical requirements specifically for mapped rockfall hazard zones and add recorded notice and indemnification requirements for property owners.

Gary, the planning staff presenter, explained the amendment responds to a November ordinance update that required extensive geotechnical reporting for development within rockfall hazard zones identified by the U.S. Geological Survey. He said the state’s guidance does not strictly require the level of reporting the city’s prior ordinance had demanded, and the proposed amendment would allow a lighter touch for rockfall-specific work while retaining geotechnical obligations for other hazards (flooding, liquefaction, soils).

Under the proposed language, developments within mapped rockfall zones would generally require a minimal geotechnical letter identifying the hazard severity and would include recorded plat notes and title-recorded waivers of liability and indemnification to protect the city for individual building permits. Platted subdivisions would be expected to show the hazard on the plat and notify future owners via recording.

The amendment drew extensive and sometimes tense discussion. Several commissioners, including Ralph and Paul, cautioned that shifting risk to property owners via recorded waivers could leave residents and the city legally exposed in the event of a catastrophic rockfall. Commissioner Paul urged caution and suggested tabling the item until City Attorney Dayton could be present. Several commissioners cited local histories of rockfall events and pointed to recent mitigation work behind existing homes.

Others, including Kelby Iverson, said a recorded waiver that follows the chain of title would reduce city liability compared with prescriptive mitigation mandates. Gary and other staff noted the amendment was intended to provide a more consistent, workable standard following a work session with City Council and technical input from the USGS author of the hazard mapping.

After discussion a motion was made to recommend the draft land use code amendment to the city council as prepared by staff. The commission voted in favor; commissioners recorded their positions during the roll call, and the motion carried.

Commissioners asked staff to forward the discussion notes and legal questions to City Council along with the draft text so council and the city attorney could weigh in during their review.","The planning commission voted to recommend a land use code amendment that reduces geotechnical requirements for development in mapped rockfall hazard zones and emphasizes recorded notices and liability waivers, prompting sharp debate over safety and city liability.",{"_33":96,"_35":36,"_37":38,"_39":97,"_41":98,"_43":99,"_45":100,"_47":101,"_49":50,"_51":102,"_53":-5,"_54":55,"_56":57,"_58":103,"_60":61,"_62":63,"_64":104,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6597472,"Planning Commission approves amended site plan for Glampers Inn with occupancy and parking conditions",817,1088000,1905000,"/Search/View?dp=1&key=3380799-d996ee10f97f42aff831f97d404b5344&start=1088&end=1905","/articles/6597472/Utah/Planning-Commission-approves-amended-site-plan-for-Glampers-Inn-with-occupancy-and-parking-conditions","The Hurricane City Planning Commission approved an amended final site plan for Glampers Inn (AFSP 25-01), a commercial recreational development at 505 South Sand Hollow Road, but required conditions to limit occupancy and to ensure adequate parking.

Scott, representing the applicant (Blow Sand LLC), told the commission the 53-acre site includes an RV resort and a water-park amenity. Gary, a city planner, summarized the staff review and noted the applicant asked for a parking modification that would allow unused RV spaces to count toward day-use parking needs.

Gary described the requested exception: the applicant proposed to use vacant RV stalls for day-use customer parking by allowing several automobiles to park in each RV space. The planning staff and applicant provided a traffic and parking study showing existing permanent stalls and the number of additional stalls required. Gary said the parking study required a guaranteed set of RV spaces to be kept available to meet a target of 547 parking stalls for the water amenity; the applicant currently has 191 dedicated stalls and would make up the remainder by reserving RV stalls as day-use parking.

Commissioners raised operations and safety questions. Commissioner Brad asked whether vehicles parked end-to-end in RV spots would block other users; others asked how the applicant would manage peak days. The applicant said the site includes more than 600 parking spaces in total once areas under development are included and that the operator would reserve and guarantee spaces to meet the parking study’s requirements.

Commission discussion also covered an occupancy cap for the water park. City staff noted health-code calculations indicated the park could hold up to 2,280 people, but recommended a lower occupancy limit to mitigate impacts; the commission discussed setting the approved occupancy at 1,641 people and tying that cap to the parking guarantees.

After discussion the commission voted to approve the amended site plan “subject to staff and JUC comments.” Commissioners asked staff to incorporate a condition that occupancy for the water-park amenity not exceed the approved level unless additional approvals are obtained.

Staff said the approval will be conditioned on a parking guarantee and the applicant’s performance in providing the spaces described in the parking study. Final permitting and engineering conditions remain.","Commission approved an amended final site plan for Glampers Inn (505 S. Sand Hollow Rd.), allowing public day use of water-park amenities subject to parking guarantees and an occupancy cap the commission discussed.",{"_33":106,"_35":36,"_37":38,"_39":107,"_41":108,"_43":109,"_45":110,"_47":111,"_49":50,"_51":112,"_53":-5,"_54":55,"_56":57,"_58":113,"_60":61,"_62":63,"_64":114,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6597476,"Planning Commission approves preliminary plat for 5-lot Swiss Mesa subdivision",344,728000,1072000,"/Search/View?dp=1&key=3380799-d996ee10f97f42aff831f97d404b5344&start=728&end=1072","/articles/6597476/Utah/Planning-Commission-approves-preliminary-plat-for-5-lot-Swiss-Mesa-subdivision","The Hurricane City Planning Commission approved a preliminary plat for Swiss Mesa, a five-lot single-family subdivision proposed at 300 North 2800 West, during its April 2025 meeting.

The commission’s approval covers PP 25-11, a continuation of the Paraiso subdivision that extends an existing road and ties into Southern Parkway at 2800 West. Tony Carter, identified at the meeting as the applicant’s agent, said the development is “the continuation of the Paraiso subdivision” and that the plan will “continue that road and tie it into Southern Parkway.”

City staff and commissioners discussed infrastructure and connectivity. A staff member noted that the stub for 2800 West “was planned for that” and that “there’s water main and drainage main” in place to support a roadway connection. Commissioners asked about access to adjacent subdivisions and were told the new loop connects south into the existing Paraiso layout.

Commissioners also asked whether utilities—power, water and sewer—could be served. A planning staff member said remaining concerns could be addressed with the final plat application and that “any concerns they had are able to be worked out with the final plat application.”

After brief discussion, a commissioner moved to approve PP 25-11 “subject to staff and JUC comments.” The motion was seconded and the commission voted in favor.

The approval is preliminary; final plat and construction drawings will be required to address engineering comments and utility coordination before building permits are issued. The commission noted the site’s underlying Planned Development Overlay (PDO) and that Swiss Mesa will be part of a larger proposed development to the north that is not on the current agenda.","The Hurricane City Planning Commission voted to approve a preliminary plat for Swiss Mesa, a five-lot single-family subdivision at 300 North 2800 West, subject to staff and utility comments.","actionData","errors"]

Article not found

Commission debates whether to confine storage units to industrial zones

Planning Commission tables farm-stand code changes after broad discussion on acreage and commercial limits

Commission backs changes to rockfall-zone standards amid legal and safety concerns

Planning Commission approves amended site plan for Glampers Inn with occupancy and parking conditions

Planning Commission approves preliminary plat for 5-lot Swiss Mesa subdivision