Council approves retail conditional use, zone changes and code updates including medical cannabis rules and stormwater edits

Washington City Council approved a package of land-use and code measures Wednesday, including a conditional use permit for a large retail store with fueling station, two zone-change ordinances, and code amendments to incorporate state medical cannabis rules and to update illicit-discharge language.

Conditional use permit (C-25-10): The council approved a conditional use permit for a proposed big-box retail building (166,000 square feet) with a seven-bay fueling station and a small kiosk at approximately 1720 East Grapevine Crossing. Community Development Director Eldon Gibb said the site is about 22.8 acres, will provide 665 parking spaces, and the 29-foot-tall building will use a combination of smooth and split-face concrete masonry unit (CMU), stucco and cultured rock on the façade. Applicant representative Spencer Hymas (Galloway, engineer) said the team worked with staff on aesthetics and access and plans to seek permits and begin construction as soon as approvals and permits are in hand; Mr. Hymas estimated 12–18 months from ground-breaking to completion once construction starts. The council approved the conditional use permit in a unanimous vote.

Zone changes: The council approved two zone-change ordinances that were recommended by the planning commission. Z‑25‑20 rezones a parcel at 820 South Country Way from RA‑1 (one-acre residential) to RA‑1/2 (half-acre residential); staff noted public-utility, access, and sewer constraints will still be evaluated when a development plan is submitted. Z‑25‑21 rezoned property at 925 South 1900 East from RA‑1, RA‑5 and open space to industrial zones I‑1 and I‑2; the council and applicant said the rezoning brings the zoning into conformance with existing and intended industrial uses. Both zone changes passed on unanimous votes.

Code updates — medical cannabis: The council adopted amendments to the agricultural and administrative/professional use tables to add medical cannabis pharmacy as a permitted use where state law requires municipalities not to prohibit such facilities outside primary residential zones. Community Development Director Eldon Gibb said the changes align Washington City code with recent Utah statutes that treat medical cannabis pharmacies as licensed and regulated by the state; the planning commission had recommended the changes. Council discussion noted the state’s statutory framework allows municipalities to set additional regulations consistent with state law but not to ban medical cannabis pharmacies entirely from non-residential zones.

Code updates — illicit discharges: The council also approved a code amendment to the city’s illicit-discharge ordinance to list four specific allowable discharges at the state’s request: irrigation water, individual residential car washing, residual street wash water (e.g., runoff from street-cleaning operations), and dechlorinated reservoir discharges. New Development Project Manager John Henke said the change responds to state stormwater audit items and includes exceptions; council members asked staff to emphasize the exceptions in the ordinance language so residents would not misunderstand the change as a broad relaxation of stormwater rules.

Votes at a glance (formal actions taken): - Conditional Use Permit C‑25‑10 (big-box retail + fueling center at 1720 E Grapevine Crossing): motion by Councilman Coates; second by Councilman Ivy; outcome: approved unanimously (5–0). Key details: building footprint 166,000 sq ft, 7-bay fueling center, 665 parking spaces, building height ~29 ft; applicant: Galloway (engineer, Spencer Hymas). - Ordinance Z‑25‑20 (rezoning 820 S Country Way from RA‑1 to RA‑1/2): motion by Councilman Ivy; second by Councilman Henderson; outcome: approved unanimously (5–0). - Ordinance Z‑25‑21 (rezoning 925 S 1900 E to I‑1/I‑2): motion by Councilman Belliston; second by Councilman Coates; outcome: approved unanimously (5–0). - Ordinance amending Title 9 Chapter 7 Section 2A (Agricultural zone uses) to add medical cannabis pharmacy per state code: motion by Councilman Balson; second by Councilman Ivy; outcome: approved unanimously (5–0). - Ordinance amending Title 9 Chapter 9 Section 2A (Administrative/professional uses) to add medical cannabis pharmacy per state code: motion by Councilman Henderson; second by Councilwoman Caspersen; outcome: approved unanimously (5–0). - Ordinance amending Title 8 Chapter 7 (Illicit discharges) to add irrigation water, residential car washing, residual street wash water and dechlorinated reservoir discharges (with exceptions): motion by Councilman Henderson; second by Councilman Belliston; outcome: approved unanimously (5–0).

What council and staff emphasized: staff noted that the planning commission had reviewed and recommended approval for the land‑use items; council members pressed for clarity on access and utility constraints for parcel rezonings, and staff confirmed that any future development proposals must meet utility and access requirements (sewer, water, access easements) during the subdivision/site‑plan phase. On the medical cannabis code updates, staff said the change was prompted by state law and outreach from a state representative; the city will continue to apply local, state‑consistent regulations where permitted.

Next steps: applicants and staff will proceed with permit processing and utility/access analysis for rezoned properties; staff will finalize and publish the updated code language and ensure educational materials clarify the illicit-discharge exceptions.