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Planning commission reviews conditional-use changes; storage units and RV camping draw debate
Summary
Kanarraville planning staff presented a revised permitted-uses list and explained state changes that make many conditional-use permits administrative; commissioners debated allowing storage units on Main Street with landscaping and whether day-care, repair shops and RV storage should be permitted or conditional.
Kanarraville planning staff brought an updated list of permitted uses and conditional uses to the Planning and Zoning Commission on Aug. 7 and explained statewide code changes that shift many conditional-use approvals to administrative review.
Heidi, the staff member presenting the packet, told the commission the town must rewrite sections so conditions and standards are clearly written into the code. "When you're looking at your list and you see permitted use, it means that you're allowing that use with the standards that we have set forth," Heidi said. She added that many conditional uses are intended to be approvable administratively if they meet those written standards and that the commission should avoid putting uses on the list that are incompatible with specific zones.
Commission members and staff discussed specific categories on the draft list. The town board had proposed allowing storage units on Main Street as a conditional use; Kim (a town board representative) and some commissioners expressed opposition to storage units throughout the town. Staff and commissioners discussed whether such facilities could be designed with landscaping and restricted placement to reduce visual impacts.
Other topics included distinguishing home-occupation business licenses from commercial-zone business licenses, clarifying whether day-care centers belong in commercial zones versus home-based business rules, and whether RV storage or short-term RV camping should be allowed under conditional-use standards. Heidi said some elements — such as off-street parking, landscaping, fencing and site plans — already are covered in the town’s design-review chapter and can be referenced in the conditional-use standards.
Heidi warned the commission the Utah League of Cities and Towns guidance she used may be two years old and that several state-code elements change frequently; she recommended the town attorney review changes before final adoption. She also said that, under current interpretations, many conditional uses "run with the land, not the owner," which would require rewriting portions of the town code that now reference owners.
The commission did not take final votes on the code changes at the meeting; staff said the town board will revisit the packet next week and, if approved there, the commission plans to fold the changes into a September public hearing that could include the annexation items. Heidi said the work will take more time and additional legal review before final adoption.
Commissioners asked staff to collect comments, tighten design-review standards where appropriate, and prepare language that clearly spells out the conditions for any uses left in the conditional-use column. If the town board approves the draft to move forward, formal public hearings are expected in September.
