General Information

Government Type

Municipality

Entity

Blanding

Public Body

Planning Commission

Notice Information

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Notice Title

Planning Commission Minutes 12.18.2025

Notice Type(s)

Meeting

Event Start Date & Time

December 18, 2025 07:00 PM

Description/Agenda

Planning Commission Minutes December 18, 2025 Planning Commission Present: Paul Murdock Tyler Nielson (absent) Regan Richmond Will McFarland Community Development: City Manager: City Council Representative: Ben Muhlestein Kellen Nielson Minutes: Nicole Holliday CALL TO ORDER & APPROVAL OF AGENDA & MINUTES: Will made a motion to approve the agenda and minutes from the 11/13/2025 meeting. Regan seconded the motion and it passed unanimously. PUBLIC INPUT: None COUNCIL REPRESENTATIVE REPORT: Kellen stated that the city council is appreciative of the commission's work. COMMISSIONER MEMBER REPORTS: None DEVELOPMENT DIRECTOR REPORT: Ben stated that it was approved to have a 5 member commission and that a new appointment will hopefully be made in January. WATER WISE ORDINANCE: Candace Schaible joined the meeting virtually and answered questions that the commissioners had. One question raised by the commission included defining front and side yards for corner lots, Candace confirmed that the requirement that no more than 50% of the front and side yard landscaped area may consist of the lawn of the combined areas. They also clarified that the lawn limit applies to irrigated turf grass. Candace reported that 65% of the population in Utah lives in a city that has passed a water-wise type ordinance. Candace described the application process for the WaterWise program, which is managed entirely by them, requiring applicants to apply and get pre-approval before starting a project via utahwatersavers.com. The pre-approval involves verifying existing lawn, and upon completion, applicants receive an in-person site visit, where compliance is confirmed, including the replacement of any existing sprinkler systems with drip irrigation. The rebate is $2 per square foot for lawn removed and replaced with water-efficient landscaping. There was a concern of a zeroscape turning into a weed lot after the rebate was paid, Candace explained that WaterWise is not a regulatory agency but offers educational outreach and webinars to help with design and maintenance. She also noted that having a high level of maintenance before inspection is an indicator of future success. The commission agreed to have Ben Muhlestein bring the Water Wise ordinance back as an action item for a vote in the first meeting in January, with the intent to encourage more water-conscious practices and future development requirements. MIXED USE IN COMMERCIAL ZONING: The commission began a discussion on reviewing commercial zoning, which has not been updated since 1978, and the potential addition of mixed-use zoning. Ben Muhlestein noted interest from groups in developing mixed-use commercial properties, such as apartments over businesses. The current commercial zone does not allow for this. The commission favored the idea of mixed-use zoning, particularly if the ground floor remains commercial, and the residential is on the second or third story. Ben Muhlestein shared observations from Requests for Information (RFIs) from the state, indicating that most companies looking for new locations have requirements (like access to airport, rail, or water) that Blanding cannot easily meet. The commission agreed on the need to utilize existing commercial land in 'smart ways,' possibly through mixed-use development. MOBILE HOME UPDATES: The commission reviewed updates to definitions for manufactured and mobile homes, aiming to eliminate the mobile home zone. They discussed defining a mobile home as anything manufactured before June 15th, 1976, without a HUD safety standard, and potentially banning them citywide. The definition of a boarding house was clarified as providing mid-term accommodations. The commission debated the necessity of defining 'tiny homes,' concluding that if a structure is permanent, it must meet local building code standards. They discussed the option of eliminating the mobile home zone and allow existing areas to apply for a 'trailer park' (or some other name) designation with a one-year transition period. Existing mobile home parks in R1 zones would become non-conforming uses, meaning that if a mobile home is removed, it could only be replaced with a manufactured home that meets current R2 standards. They recommended removing the size restriction if the home meets current safety codes, regardless of whether it is single or double wide. Will also stated that the entire premise of the current Section 12, which covers modular housing, is wrong because modular houses are stick-built homes that don't need a specific zone or ordinance. Regan expressed concern about potential backlash and unintended consequences. He would like some input and guidance from cities that have already set a precedent similar to what they are discussing. They addressed the need for affordable housing, suggesting that current single-wide mobile homes are not a safe living standard and should not be replaced, however they do manufacture new homes that are technically 'single wide' size. They noted that the ordinance should establish standards for future trailer parks if someone like JL Hunt wanted to develop one. They also discussed that a trailer park designation would allow residents to replace units without a foundation, unlike the R2 zoning where a foundation is required, which is a key difference for those lots. They noted that the ability to replace a burned-down or otherwise unlivable home is dependent on the lot's zoning, and the ability to replace units without reverting to R2 standards and requiring a foundation is an incentive for owners to organize as a new type of park. They noted a perception that single-wide homes are less permanent because they are often seen with the tongue hitch still attached, and suggested that local building code could require removal of the tongue and chassis and a more significant skirting to tie the unit to the land, which could increase ownership aspects and maintainability. They suggested that instead of specifying single or double-wide, the ordinance should focus on allowing homes that meet the square foot minimum standard for R2 zoning, thereby not differentiating by width. APPROVAL OF MEETING DATES FOR 2026: Regan made a motion to accept the meeting schedule for 2026, which remains on the second Thursday of each month. Will seconded the motion. It passed unanimously. Regan made a motion to adjourn. Will seconded it. 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

January 21, 2026 12:16 PM

Notice Last Edited On

January 21, 2026 12:16 PM

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