Planning commission approves multiple preliminary site plans and plats; continues Ridgecrest to allow staff review

Hurricane — The Hurricane City Planning Commission on Sept. 11 approved a series of preliminary site plans for restaurants, a medical office and a nightly‑rental complex, and approved a small commercial subdivision final plat; the commission continued one preliminary plat so staff can complete outstanding technical reviews.

Votes at a glance (all approvals were made “subject to staff and JUC comments” unless stated): - PSP25‑20 — Pizza Wagon (preliminary site plan for restaurant at 363 W. State St.) — approved (motion passed by voice vote). - PSP25‑17 — Gas Patch LLC (gas station/convenience store at State St. & 300 W.) — approved. - PSP25‑15 — 65 North LLC (six‑unit nightly‑rental complex at 57 N. State St.) — approved. - PSP25‑18 — Hurricane Dental Holdings (medical office at 3174 W. 90 N.) — approved. - PSP25‑19 — Haughey’s Hurricane (restaurant at 282 W. State St.) — approved. - AFP25‑10 — B & A JR Subdivision (amended final plat for industrial/commercial lots off Old Highway 91) — approved. - PP23‑09 — Ridgecrest preliminary plat (21‑lot subdivision) — continued to the next meeting so staff can complete review of utility, easement and redline comments; applicant agreed to return.

Key project notes

Pizza Wagon (PSP25‑20): Jeff Madsen, the applicant’s agent, said the Pizza Wagon has operated on State Street for the past 15 years and seeks a new brick‑and‑mortar location a few blocks away. Staff described two conceptual layout options and said a parking modification will be required at final plan. “Option 1 would require 18 parking stalls or 20 parking stalls, and option 2 would require 25,” a staff member summarized; a parking study and a final modification will be required at final plan. Engineering and staff discussed traffic egress and the median on SR‑9; staff noted SR‑9 is a state highway (UDOT) and that the city has limited control over median design. The commission approved the preliminary site plan to allow the applicant to continue engineering and coordination with neighbors.

Gas Patch (PSP25‑17): The applicant described the project as an expansion of an existing footprint and a modestly larger building. Commissioners raised landscaping and sight‑distance concerns at a busy corner; staff and the applicant said they will refine landscape plans to avoid blocking visibility and meet engineering comments before final plan. Motion passed.

Ridgecrest preliminary plat (PP23‑09): Joby Vanuti, the applicant, described the top phase of a multi‑phase subdivision on a hill north of the Canyons PDO; the proposal covers 21 lots and the applicant said his intent is to sell stick‑built lots, though the underlying MHRV zoning also allows manufactured homes on single‑family lots. Staff and the applicant identified unresolved items: utility routing (pressure sewer/phantom sewer line), recorded easements (an existing emergency access easement), and redline comments still under review. After discussion the commission voted to continue the item to the next meeting to allow staff and the applicant to complete responses and to produce cleaner redline/response packages.

Hurricane Dental (PSP25‑18): Kyson Spinlov (agent) said most outstanding comments were engineering items that can be addressed in construction drawings and before final approval. Commissioners and staff discussed connectivity to 90 North and the Walmart drive‑aisle; staff said a future, master‑plan road (290/100 North) is expected to serve residential development while the Walmart drive‑aisle would remain a low‑speed, commercial access; the developer will submit a traffic study and coordinate needed roadway improvements. The commission approved the preliminary site plan.

Haughey’s (PSP25‑19): Ben Rogers (agent) said the proposal is for a roughly 6,200‑square‑foot, two‑story restaurant with outdoor seating on both floors; the applicant is negotiating a draft shared‑parking agreement with adjacent property owners Red Rock Bicycle and Cypress Credit Union to meet a 49‑stall parking requirement. Commissioners accepted staff’s recommendation to approve subject to finalizing the parking agreement and JUC comments.

Other approvals: The commission approved a six‑unit nightly‑rental preliminary site plan and an amended final plat for small commercial/industrial lots off Old Highway 91. For each approval, staff emphasized that JUC and engineering redline comments must be addressed before final plan approval and issuance of building permits.

Why the Ridgecrest plat was continued: staff requested more time to review a late submittal and to reconcile redline comments on water, sewer routing and recorded easements that affect grading and access. The applicant said he has already coordinated with several departments and expects to return with updated materials.

What this means: with the preliminary approvals, applicants may proceed to final engineering and construction drawings; final site plan approval remains conditional on resolving JUC/engineering comments, parking studies or shared parking agreements, and any required easements or roadway work.