Commission continues Grove Business Park overlay code amendments; members seek clearer limits for automotive uses

The Pleasant Grove Planning Commission on Sept. 11 continued consideration of a code‑text amendment requested by St. John's Properties to add a range of permitted uses to the Grove Business Park overlay, citing concerns about an automotive‑repair category (U‑6411) that commissioners and staff described as too broad for the overlay's design objectives.

Planning staff presented background on the Grove Business Park overlay, which is applied in select Grove Zone locations (including the doTERRA campus, areas behind Tesla and parcels near State Street/CC Bank) and is intended to permit research, office, retail, warehousing and limited light manufacturing in a park‑like, pedestrian‑oriented setting. Jacob Hawkins and another planning staff member identified a list of proposed uses submitted by the applicant and recommended approving most of them as “light manufacturing” or office/indoor storage, but recommended against U‑6411 in its current broad form because it covers a wide range of automotive repair activities that could be inconsistent with the overlay’s purpose.

Staff noted that U‑6418 (auto‑glass installation) is limited and can be conducted entirely indoors with minimal exterior storage, and recommended its approval; however, staff said U‑6411 (automotive services including body shops and transmission repair) could permit activities that generate noise, smells, vehicle storage and outdoor clutter that would undermine the Grove Zone’s high‑quality design standards. Staff proposed that permitted manufacturing uses be conditioned to be associated with retail where applicable and that certain utility company offices remain office‑only without exterior storage.

Representatives for St. John's Properties said their flex‑space product mixes front‑office retail with a smaller indoor warehousing/assembly area and that many potential tenants require the proposed uses. The applicant proposed several restrictions for any allowed automotive‑related use—examples included limiting outdoor parking of vehicles being serviced, prohibiting partially disassembled vehicle storage outdoors, requiring all servicing to occur indoors and preventing outdoor parking in front of buildings. The applicant said it is not seeking typical heavy‑industrial auto shops (oil changes, painting, large outdoor yards) but rather indoor customization, wraps and light customization services.

Commissioners expressed concern that the U‑6411 classification is too broad and could be applied elsewhere in the overlay where property managers or owners may not exercise the same controls as St. John's Properties. One commissioner said that if extensive, use‑specific conditions are required to make U‑6411 acceptable, that is an indication the use may not belong in the Grove overlay. Staff explained that because this is a code‑text amendment the change would apply citywide wherever the overlay applies, not only to the applicant’s parcels; site‑specific solutions would require a development agreement or a different application type.

After discussion, Commissioner Shirley moved to continue the proposed code amendment to Sept. 25 so staff and the applicant can develop clearer language or a narrower use classification (for example, a new U‑6411a) or otherwise refine conditions for automotive activities. Commissioner Trickler seconded and the commission voted to continue the item. Staff said the remainder of the proposed uses are largely acceptable in the Grove overlay but recommended additional work on U‑6411 before final action.