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Planning commission recommends rezoning to allow neighborhood bike shop near Butterfield trails
Summary
The Herriman Planning Commission voted to recommend that the city council rezone a 0.97-acre parcel from Office Professional to C1 Neighborhood Commercial to allow Downrange Bike Works, a veteran-owned bicycle sales-and-service business; neighbors asked that screening walls, parking and sidewalk/right-of-way needs be addressed at site plan review.
The Herriman Planning Commission voted to forward a recommendation to city council to rezone a 0.97-acre parcel from OP (Office Professional) to C1 (Neighborhood Commercial), clearing the way for Downrange Bike Works to locate near the Butterfield trail network.
Staff told the commission the parcel is under one acre, contains an existing structure and has historically been used for outdoor storage and light residential uses. Staff said the C1 zone permits a broader set of neighborhood commercial activities (for example, general retail is allowed in C1 but not OP, and service/repair activity can be allowed as a conditional use in C1). Staff recommended forwarding approval to city council because the requested zone is consistent with the city's future land use map and would enable commercial redevelopment that could provide jobs and expand the tax base.
Hans Hoffman of Hoffman Architects spoke for the applicant, John Nord, and said the immediate plan is to adapt the existing building into “a bike shop” and later consider retail or restaurant uses as the site develops. Milo Buros, a co-owner, described Downrange Bike Works as “a bicycle sales and service shop” and emphasized the business's community focus and sponsorship of local youth cycling programs: “we are very much community oriented.”
Neighbors at the public hearing generally supported the concept but asked for conditions to reduce impacts on adjacent residences. Kelly Jones, who owns the property directly south, said she is “not opposed to the rezoning” but requested that the developer extend the existing brick dividing wall along the property line to separate future businesses from homes. Katie Jones described accumulated outdoor storage, past fires, garbage and deteriorating lean-tos on the site and said the existing fence line encroaches about 1.5 feet onto her property; she asked for improved fencing and site cleanup if commercial use is permitted. Trevor Lindren, a nearby dentist, supported the shop but urged that the project provide adequate parking and noted a white fence that impedes left-turn visibility on 134th South.
Commissioners and staff clarified that the rezoning is a change of zone and that site plan review will trigger code requirements to address incompatibilities with adjacent residences: required screening (precast or similar), screening of any outdoor storage, sidewalk construction, and dedication of right-of-way where needed to meet planned street widenings. Staff specifically said the change of use itself is the trigger for those site-plan code requirements.
After discussion the commission moved to recommend approval of the rezoning, with a motion forwarded by Forest and seconded by Brody. The voice vote recorded commissioners Andy, Daryl, Preston, Heather, Forest and Brody as voting in favor. The matter now proceeds to the Herriman City Council for final action at its next meeting (staff noted the council meets March 11).
