Planning commission approves Oaks Dance Studio at Saddlebrook, denies second residential site amid neighborhood traffic concerns

The Santaquin City Planning Commission on Aug. 26 unanimously approved a conditional use permit allowing Oaks Dance Studio to operate as a major home occupation at 275 West Saddlebrook Drive and denied a separate application for 292 West 500 North, citing code and neighborhood concerns.

The studio’s applicant, Oakley Johnson, told the commission she has operated a minor home occupation at the Saddlebrook address for two years and asked to expand so “more kids can be involved.” The application document on file says classes would be capped at 10 students per class and no more than 24 students per day between 12 p.m. and 8 p.m. Planning staff and commissioners said the commission’s review must confirm compliance with Santaquin City code 10.40.06 and 10.40.04 and that the business license be obtained before operation.

Neighbors at both public hearings urged the commission to reject using a second residence for the same business, citing narrow streets, blocked sidewalks, parked cars and the safety of children. Resident Sharon Harris said the second address is “not a good fit” for the neighborhood and raised multiple complaints about observed and reported code violations at similar home-based dance studios. David Forrest, who lives across from the Saddlebrook site, and other neighbors described 300 West as a narrow street where parked cars force traffic across the center line and reduce sightlines.

Commissioners and staff discussed a residency requirement in the home-occupation rules and whether one operator can run two major home occupations in separate residences. Staff advised the commission that, to create a clear paper trail and show who resides at the business address, the second location would require a separate application listing the resident who lives at that address. Commissioner comments and staff guidance prompted the commission to treat the two applications separately: the Saddlebrook application was considered complete for the resident applicant on site, while the 292 West 500 North application was treated as needing either a different applicant or a separate filing.

The commission approved the Saddlebrook conditional use permit by voice vote after a motion by Commissioner Mote with Commissioner Romero seconding; the vote was recorded as unanimous. For the 292 West 500 North address, the commission voted to deny the conditional use permit and advised the applicant to reapply with a different applicant or a separate application; that motion (made by Commissioner Nixon and seconded by Commissioner Romero) passed unanimously.

Several neighbors and the applicant proposed mitigation ideas during the public hearing. Oakley Johnson said she welcomed input and would re-examine the traffic plan. Dustin Johnson, identified as Oakley Johnson’s husband, described a proposed mitigation: using a 16-passenger van to shuttle students to a nearby off-street meeting point and then transporting them in a single vehicle to the house so that only one car would need to use the residence driveway for drop-off and pick-up. Neighbor David Harris read a text from property owner Keith Judd saying Judd’s Automotive would allow “up to 3 cars parking in the field north of the storm drain, Monday through Thursday until 5 p.m.” but that Judd would not allow parking after 5 p.m. or on Fridays, and raised concerns about winter access and site conditions.

The commission’s formal actions were limited to the two permit votes; commissioners emphasized that any future or refiled application would require proper noticing, a new public hearing and demonstration of compliance with the cited city code sections. Staff noted the city would expect the business license and all code requirements be in place before operation.

The public hearing record remains open only insofar as any new or refiled application would be subject to its own public notice and hearing. The commission did not impose additional conditions beyond the requirement to comply with the cited city code and obtain a business license before operation.

Community members who spoke urged ongoing enforcement and monitoring if future permits are granted, and the applicant said she would revise her traffic plan and consider smaller class counts or shuttle options to reduce curbside parking.