Commission backs recommendation to allow limited restaurants in rural commercial overlay along 1100 and 2600 North

The Pleasant Grove Planning Commission on June 26 voted to forward a recommendation to City Council to amend city code section 10‑13D‑3‑E (conditional uses in the rural commercial overlay) to modify qualifying provisions for use 58‑11 (restaurants) so restaurants may be located along 1100 North as well as 2600 North.

Jacob Hawkins of the planning department explained the request from applicant Paige Westover, who owns the Snuck Farms property at 504 West 1100 North. Hawkins said the farm stand was built in 2018, drew additional street parking and in 2023 received a minor site‑plan amendment adding about eight parking spaces. In May 2025 the applicant submitted a building permit to add space that would provide seating where customers could purchase food from the farm stand and eat on site — an activity classified as a restaurant under the code and the reason for the code text amendment.

Staff recommended approval with the specific limitation that restaurants in the rural commercial overlay be limited to locations along collector roads with at least two lanes — specifically 2600 North or 1100 North — to avoid placing restaurants on local residential streets. Hawkins noted the overlay’s purpose is to allow limited commercial services in rural areas while maintaining low‑density residential character, and that restaurants would remain conditional uses subject to separate site‑specific review.

Commissioners asked whether additional restrictions (hours of operation, signage, ingress/egress, noise) should be added to the overlay language now. Planning staff said signage, lighting and noise are governed by existing city code and that any site seeking a conditional‑use permit would return to the commission for site‑specific conditions; staff also said new overlay conditions would need to be added tonight if commissioners wanted them in the overlay itself.

Applicant Paige Westover told commissioners the expansion is intended to formalize activity already occurring at the farm stand and to improve customer comfort rather than increase traffic; she said current parking accommodates about three to four cars on average with an eight‑space pad added earlier. A neighboring resident, Jean Jantz, spoke in support, saying she and other adjacent neighbors have not experienced parking or traffic problems and that Westover would be a conscientious operator.

Commissioner Martineau moved to recommend approval to City Council to amend the rural commercial overlay provisions for use 58‑11 (restaurants), adopting the staff report exhibits, conditions and findings, modified by the condition that all final planning, engineering and fire department requirements are met. Commissioner Nelson seconded. By voice vote the motion carried.

The code amendment would not approve any specific restaurant or site plan; any future restaurant in the overlay would require a conditional‑use permit and must meet parking, signage, noise and other applicable code requirements.