Planning commission recommends denial of rezone for 388 N. Angel; suggests alternate paths to keep businesses in historic home

The Kaysville City Planning Commission on May 8 voted to recommend denial of a petition to rezone 388 North Angel from a single‑family residential designation to general commercial. The rezone was proposed so the Hill family could host two small businesses at the landmark house — a swim school (Hill Farm Swimming) and Andrea West Design — after the dwelling became unoccupied.

Planning staff recommended denial, citing the City’s general plan and the future land‑use map, which designate the parcel to remain residential. Staff told the commission the general plan includes goals to preserve single‑family neighborhoods and the established character of Kaysville; staff said those plan policies do not support the requested commercial zoning. Staff proposed a development agreement and several protective measures the applicant volunteered, but nevertheless recommended denial because rezoning would be inconsistent with the city’s stated land‑use vision.

Staff and commissioners described alternatives to a general commercial rezone. Suggestions included (1) a narrowly written text amendment or new conditional-use allowance in the existing residential zone to permit limited daytime professional or instructional uses without full-time occupancy, (2) including the historic “mother” parcel in the adjacent subdivision/PUD or amending the subdivision plat so the property could be used as an accessory office or HOA facility, or (3) a targeted development agreement or site-specific zoning overlay that preserves the property’s historic character and strictly limits uses and hours. Several commissioners said those tools would be preferable to spot zoning a single parcel to general commercial.

Applicant presentation and neighborhood comment: Drew Hill, who filed the application, described the property as a family landmark built in 1889 and said the family’s intent is to preserve the structure and its character. He said Hill Farm Swimming historically operated under a home-occupation permit but that permit lapsed after the residence became vacant; the rezoning request is intended to allow Andrea West Design and the swim school to operate from the site without requiring a resident occupant. Andrea West, who lives nearby and would operate the design studio, said she and her husband would keep the house “nice” and preserve its integrity, and called the location an appropriate, low‑impact small business.

Public comments were mixed. Resident Steve Lyon spoke against the rezone, calling it a form of spot zoning and raising concerns about site upgrades, ADA/accessibility work, parking, and traffic impacts if the parcel converts to commercial. Several commissioners also emphasized the difficulty of approving a single‑parcel commercial rezone in a fully residential neighborhood and expressed concern about precedent and the city’s housing supply; staff noted that allowing the rezone would remove a viable residential parcel from the housing stock.

Building-code and parking issues: Staff and applicants discussed that any commercial occupancy would require the house and pool structures to meet commercial building code and pass building‑permit inspections; staff noted that signage would be restricted by the development agreement (applicant and staff proposed limiting signs to a small nameplate rather than commercial pole signage). The applicant said accessible entries and minor ramping would be feasible and pointed out several on‑site parking stalls; staff said a formal parking and site plan would be required if the use moved forward.

Formal action: A motion to recommend denial to the City Council was made and seconded. The vote recorded in the transcript shows multiple votes in favor and one opposed; the planning commission chair announced the motion carried. Commissioners who spoke said they support the uses in principle and want the applicant to work with staff on a narrower path rather than a full rezoning.

Next steps: The commission’s recommendation of denial will be forwarded to the City Council; staff and commissioners encouraged the applicant to work with planning staff to explore alternatives including a targeted text amendment, a plat/PUD adjustment, or a site‑specific development agreement that preserves the home and allows the two small businesses under narrowly drawn conditions. The commission noted the applicant may return with an alternate approach for council consideration.

Votes at a glance: Motion to recommend denial of the rezone to general commercial — mover and seconder not specified on the public record; tally recorded in the transcript: yes 4, no 1, abstain 0. Outcome: recommendation to City Council to deny the zoning change.