General Information

Government Type

Municipality

Entity

Blanding

Public Body

Planning Commission

Notice Information

Add Notice to Calendar

Notice Title

October Planning Commission Minutes

Notice Type(s)

Meeting

Event Start Date & Time

October 2, 2025 07:00 PM

Description/Agenda

October Planning Commission Minutes October 2nd, 2025-7:00 pm Commission Members Paul Murdock (absent) Tyler Nielson Regan Richmond Will McFarland City Council Rep: Kellen Nielson 50 West 100 South Street, Blanding Utah 84511 MAIN MEETING Call to Order Roll Call Approval: Consent Agenda and Minutes from September 11th, 2025 Regular Session Tyler made a motion to approve the agenda and minutes from September 11, 2025. Will seconded the motion. It passed. Public Input - None Public Hearing: R-1 Changes: Tyler made a motion to enter a public hearing to discuss changes to the R1 zone. Will seconded the motion. It passed. No one from the public was present to make a comment. The public hearing ended. Reports Council Representative Kellen reported that the Chad Moses and county zone changes were approved, while the Jimmy Hunt zone change was denied, and a moratorium on mobile home parks was discussed. The denial of the Jimmy Hunt zone change was confirmed, with the possibility for them to reapply after mobile home changes are clarified. Commissioners None Development Director Fall Training - Regan will attend the APA training. Ben will arrange accommodations for him. Discussion Items Water Wise Ordinance Ben presented a draft water-wise ordinance aimed at conserving water and promoting water-wise landscapes by limiting turf grass in new developments. Concerns were raised about the ordinance creating mandates rather than options, and the administrative burden for the city. The amount of projects is estimated to be 6 to 15 projects in the first year based on other communities' statistics. It was clarified that the money will not be paid by the city, but by the water wise program. The group discussed the enforcement of the water-wise ordinance, particularly how it would apply to existing homes making landscape changes versus new construction. Ben noted that the ordinance's requirements, such as limiting lawn to 50% of front and side yards, are base requirements from a water-wise program. Participants expressed concern about the mandate aspect, especially regarding how 'sideyard' would be defined on corner lots. The commissioners requested clarification on whether front and side yard landscape limits are combined or separate, and suggested tabling the discussion for further information from Water Wise. They also explored the possibility of city-sponsored incentives for water conservation instead of mandates Mobile Home Moratorium Ben informed the group that the city council intends to implement a six-month moratorium on mobile homes to allow for a mobile home study. The discussion clarified that the moratorium would likely pause new mobile home developments, including placements, and not just new zoning for mobile homes. The planning commission discussed the varying definitions of mobile homes, manufactured homes, and double-wides, highlighting the confusion surrounding HUD definitions and permanent foundation. The group questioned whether existing mobile home parks would be affected by the moratorium, specifically if they could replace units that burned down or were removed. The consensus was that clarity is needed on whether the moratorium applies to new placements in existing mobile home zoned areas. It was noted that while some single-wide manufactured homes are well-maintained and owner-occupied, others are struggling aesthetically as rentals. Concerns were raised that denying mobile home options for affordability could hinder the development of smaller, more affordable housing units, as builders typically focus on larger, more profitable homes. The rationale for the moratorium was presented as a way to avoid repeated zoning processes and clearly state that new mobile homes will not be approved. Downtown Zone preliminary review Ben presented a draft downtown zone plan from Bike Utah, which re-imagines the commercial district as a vibrant, walkable city center. This preliminary review is for feedback, not final approval, and the proposed zone is expected to cover about four blocks. The draft downtown zone includes changes to permitted uses, such as potentially making existing automobile sales, repair shops, and gas stations non-conforming uses. It also adds art studios, galleries, hotels, motels, inns, and libraries, while removing dairies, lumber yards, and machine shops. It was noted that the goal is to make the downtown area more pedestrian-focused. They mentioned that while current repair shops exist, new restrictions might affect future changes or expansions of such businesses. Kellen conveyed that the proposed changes aim for a downtown aesthetic similar to other towns like Kanab and Helper, emphasizing pedestrian-oriented characteristics. They discussed specific standards such as front setbacks between zero and five feet from the sidewalk to encourage buildings closer to the street, and allowing recessed fronts for outdoor spaces. They talked about sidewalk width variations and suggested a uniform standard based on the gutter line for consistency along Main Street. They outlined several building and lot requirements, including a maximum building height of 50 feet. They talked about considering mid-block walkways in new developments to improve pedestrian access. Parking requirements were also discussed, with new parking areas to be located at the rear of buildings and pedestrian access maintained. Ben explained that the plan is a proactive measure to guide future development, even if it takes years to materialize, ensuring that any new construction aligns with the city's desired aesthetic and functionality. Code Enforcement/nonconforming uses. This topic will be discussed at a later meeting. R-1 Zone Updates The planning commission discussed proposed changes to R1 zoning. They talked specifically regarding ADUs. The new proposal allows all ADUs, not just interior or attached ones, with a minimum living space of 700 square feet. She clarified that ADUs could include residential occupancy as long as the primary dwelling is owner-occupied, preventing both units from being rented out. They discussed a minimum lot area for R1, suggesting a range between 6,500 and 8,500 square feet to encourage infill development, and highlighting the need for further research on existing lot sizes. Ben confirmed that the maximum height for accessory use buildings, such as garages, would be 35 feet. It was noted that maximum lot coverage for R1 zones should be capped at 40% (down from 50%) to mitigate potential stormwater issues. They discussed regulations for shared private drives in R1 zones, limiting them to a maximum of two additional lots beyond the primary lot to prevent unending developments. They also mentioned a proposal to increase the minimum parking requirement for residential units from one space to two spaces. Business Items R-1 Updates, Send to City Council Review The discussion concluded with an agreement to approve the proposed zone changes and send them to the city council for review. Will made a motion to do so. Tyler seconded the motion and it passed unanimously. Adjournment Will made a motion to adjourn. Tyler seconded the motion. The meeting adjourned.

Notice of Special Accommodations (ADA)

In compliance with the ADA, individuals needing special accommodations during this meeting may call the City Offices at (435) 678-2791 at least twenty-four hours in advance. Every effort will be made to provide the appropriate services.

Notice of Electronic or Telephone Participation

One or more commission members may participate electronically.

Meeting Information

Meeting Location

50 W 100 S
Blanding, UT 84511
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Contact Name

Ben Muhlestein

Contact Email

bmuhlestein@blanding-ut.gov

Notice Posting Details

Notice Posted On

December 16, 2025 11:13 AM

Notice Last Edited On

December 16, 2025 11:13 AM

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