General Information

Government Type

Municipality

Entity

Kaysville

Public Body

Kaysville Planning Commission

Notice Information

Add Notice to Calendar

Notice Title

Planning Commission Minutes

Notice Type(s)

Meeting

Event Start Date & Time

September 10, 2026 07:00 PM

Event End Date & Time

September 10, 2026 09:00 PM

Event Deadline Date & Time

09/10/26 07:00 PM

Description/Agenda

Kaysville City Planning Commission Meeting Minutes September 10, 2026 The Planning Commission meeting was held on Thursday, September 10, 2026, at 7:00 p.m. in the Kaysville City Hall located at 23 East Center Street. Planning Commission Members in Attendance: Chair Young, Commissioners Megan Sevy, Wilf Paul Toller, Dane Money and David Moore Staff in Attendance: Brad McIlrath, Community Development Director, Katie Ellis, Assistant City Attorney and Mindi Edstrom, Business License Officer Public Attendees: City Councilmember Josh McBride, Laurene Starkey, Rayne Moore, and Tyson Jeppson 1- WELCOME AND MEETING ORDER Chair Young welcomed all in attendance at the Kaysville City Planning Commission meeting. 2- DECLARATION OF CONFLICTS OF INTEREST There were no conflicts of interest. 3- CONDITIONAL USE PERMIT FOR MAJOR HOME OCCUPATION B FOR MEGAN GARDNER LOCATED AT 1795 SOUTH 450 EAST FOR MEGAN'S PRESCHOOL Ms. Edstrom presented the conditional use permit application for Megan Gardner to operate Miss Megan's Preschool as a Major Home Occupation B at 1795 South 450 East. She explained that Ms. Gardner has previous experience assisting with her mother's preschool. The preschool would operate Monday through Friday with separate class schedules for three- and four-year-old students, as detailed in the staff report. Ms. Gardner would be the sole employee, and no additional employees would report to or park at the residence. Ms. Edstrom reviewed the proposed drop-off and pick-up arrangement. Students would enter the preschool through the garage, and parents would park along the roadway adjacent to the property. Parents would be instructed not to park within the nearby cul-de-sac to minimize congestion and impacts on neighboring properties. She reported that notice had been posted on the property the previous Friday and that staff had received no phone calls, emails, or other inquiries regarding the application. Staff recommended approval of the conditional use permit for Megan Gardner to operate Miss Megan's Preschool as a Major Home Occupation B at 1795 South 450 East, subject to the applicable conditions outlined in Kaysville City Code Section 17-30-8. Chair Young asked whether the maximum of 12 students could be increased in the future or whether the applicant would be limited to that number. Ms. Edstrom explained that Kaysville City Code limits this type of home occupation to no more than 12 students. She noted that the limitation also relates to staffing requirements, as additional instructors would be needed for a larger number of students and additional employees are not permitted under the applicable home occupation standards. Commissioner Toller moved to approve the home occupation permit application for Miss Megan's Preschool at 1795 South 450 East as presented. Commissioner Moore seconded the motion. The vote was unanimous in favor of the motion (5-0). Commissioner Young: Yay Commissioner Money: Yay Commissioner Moore: Yay Commission Toller: Yay Commissioner Sevy: Yay 4- CONDITIONAL USE PERMIT FOR MAJOR HOME OCCUPATION B FOR TYSON JEPPSON LOCATED AT 252 EAST 1650 SOUTH FOR JEPPSON BROTHERS TREE REMOVAL Ms. Edstrom presented the conditional use permit application for Tyson Jeppson to operate Jeppson Brothers Tree Removal as a Major Home Occupation B at 252 East 1650 South. She explained that Mr. Jeppson contacted the city after learning that a business license and conditional use permit were required and had been cooperative in bringing the business into compliance with City requirements. She explained that the primary impacts associated with the home occupation were the storage of business vehicles and equipment at the residence. The equipment identified in the application included a dump truck and chipper, a dump trailer, one truck, and one small trailer. Ms. Edstrom reviewed photographs of the property and noted that the chipper was stored alongside the residence in a manner that minimized its visibility. Ms. Edstrom noted that one of the business trailers had been stored on the street. Staff had discussed the issue with Mr. Jeppson, and he understood that the trailer could not be stored on the street as part of the home occupation. He was working to relocate it to the driveway or an appropriate area of the property. Staff recommended approval of the conditional use permit subject to the conditions identified in the staff report. Ms. Edstrom drew the Commission's attention to the City Code provision stating that no more than one vehicle over 22 feet in length may be used in connection with a home occupation and that vehicles over 22 feet in length, including trailers, may not be parked on the street or within a yard abutting a street. She explained that staff had discussed how the 22-foot limitation should apply when a truck, trailer, or chipper is stored as separate pieces of equipment versus when they are connected. Because the individual vehicles and pieces of equipment are stored separately at the residence but may exceed 22 feet when connected, staff requested Commission discussion regarding how the condition should apply to the proposed home occupation. Commissioner Toller asked about the small trailer shown parked on the street and its use in the business. Mr. Jeppson explained that the trailer is used to transport a stump grinder. He clarified that the stump grinder is owned by the business and is stored inside the garage when not in use. Commissioner Sevy asked whether the smaller trailer could be stored inside the garage. Mr. Jeppson stated that it might not fit but that he was considering several alternatives, including storing it in the driveway or relocating it to another property. He acknowledged that it could no longer remain parked on the street as part of the home occupation. Commissioner Toller noted that the trailer would also need to be removed from the street by November 1 due to winter parking restrictions. Mr. Jeppson stated that he had routinely moved the trailer off the street during the winter in previous years to accommodate snowplows but had not previously understood that business-related storage on the street was prohibited. Mr. McIlwrath reviewed available aerial imagery and estimated that the dump truck was approximately 24.5 feet long. He clarified that the dump truck would therefore constitute the one vehicle over 22 feet permitted under City Code. Staff considered the chipper a separate piece of equipment, and because it was less than 22 feet when considered independently, it would not create an additional violation. Mr. McIlwrath emphasized that no other business vehicle over 22 feet could be stored at the property. Chair Young asked whether Mr. Jeppson had received complaints from neighbors regarding the business vehicles or equipment. He stated that he had not and explained that he makes an effort to move the dump truck promptly in and out of the property and stores it behind the gate when not in use. Ms. Edstrom noted that the property immediately behind Mr. Jeppson's residence is the Hopebox Theatre. Commissioner Toller asked for clarification regarding the Commission's authority to approve the business vehicles and equipment. Mr. McIlwrath referred to Kaysville City Code Section 17-26-4 governing Major Home Occupations B and explained that the allowable number and size of vehicles and equipment associated with the home occupation are determined by the Planning Commission. However, City Code limits the business to no more than one vehicle over 22 feet in length. Mr. McIlwrath explained that the dump truck would constitute the one permitted vehicle exceeding 22 feet. Based on staff's review and consultation with legal staff, the other vehicles and equipment would be considered individually rather than as a single vehicle when connected. He stated that the proposed equipment appeared to meet the intent of the ordinance provided it was stored appropriately on the property. Commissioner Toller clarified that approval of the home occupation would prohibit the business trailer from being stored on the street at any time. Mr. Jeppson acknowledged and agreed to that requirement. Mr. McIlwrath further explained that the Commission could impose reasonable limitations on the number and size of vehicles and equipment based on the conditional use standards in City Code. He reviewed considerations including adequate access, safe vehicle circulation, and sufficient off-street parking. He noted that Mr. Jeppson backs the dump truck into the property so that it can exit in a forward direction, which provides for safer circulation. Staff found that the property provided adequate parking for both the residential use and the proposed business equipment, including the two-car garage and driveway area. Based on the proposed storage arrangement and compliance with the applicable vehicle limitations, staff found that the business could meet the conditional use standards. Commissioner Toller returned to the applicable City Code provision and emphasized that vehicles over 22 feet in length, including trailers, may not be parked on the street or within a yard abutting a street. He noted that the property appeared to provide sufficient space for the approved business vehicles and equipment but reiterated that the business trailer could no longer be stored on the street. Mr. Jeppson confirmed that he understood the requirement. Commissioner Sevy expressed concern about whether storing the additional trailer in the driveway would interfere with maneuvering personal vehicles, particularly during the winter. Mr. Jeppson acknowledged that concern and stated that if storing the trailer at the residence became too difficult or created inconvenience for the neighborhood, he would arrange to store it elsewhere. Commissioner Toller agreed that the amount of equipment proposed appeared to be near the practical maximum for the property. The Commission discussed approving only the vehicles and equipment specifically identified in the application and requiring any additional equipment to be reviewed by the Planning Commission. Ms. Edstrom supported including that requirement in the motion, noting that a clearly stated condition would assist staff with future enforcement if the amount of business equipment stored on the property increased. Commissioner Toller moved to approve the Major Home Occupation B permit for Tyson Jeppson as submitted, including the dump truck and chipper, dump trailer, truck, and small trailer, with the condition that any addition or change to the approved business vehicles or equipment would require the applicant to reapply for approval. The motion was seconded by Commissioner Money, and the vote was unanimous in favor of the motion (5-0). 5- PUBLIC HEARING FOR POLITICAL SIGN AMENDMENTS TO COMPLY WITH HOUSE BILL 33 Mr. Mailes presented a proposed amendment to Kaysville City Code Section 17-33-9 regarding signs permitted by zone. He explained that the Utah Legislature amended state law through House Bill 33 concerning political signs on public property. Under the amended law, municipalities may not prohibit political signs within a park strip adjoining private property unless the sign creates traffic, pedestrian, or line-of-sight hazard. Staff recommended amending the City Code to reflect the change in state law. Chair Young opened the public hearing. No public comments were received, and the public hearing was closed. Commissioner Toller asked whether an existing provision regarding signs within 1,000 feet of a real estate open house could affect political signs. Mr. McIlwrath clarified that the provision applies to open house signs and was not part of the proposed political sign amendment. Chair Young noted that the proposed requirement prohibiting political signs within 10 feet of a driveway appeared intended to address traffic and visibility concerns. Commissioner Sevy asked how political signs would be regulated on corner properties where they could interfere with a driver's line of sight. Ms. Edstrom explained that the city has separate clear-view triangle requirements regulating obstructions near intersections. Mr. McIlwrath clarified that those requirements are contained elsewhere in City Code and would continue to apply in addition to the political sign standards. Commissioner Toller asked whether the political sign provision should specifically refer to the clear-view requirements to avoid future confusion. Staff explained that the sign table establishes regulations specific to individual sign types, while separate provisions of City Code address traffic safety and clear-view areas. Mr. Mailes clarified that the state law authorizes municipalities to impose restrictions on political signs when necessary to address traffic, pedestrian, or line-of-sight safety concerns. Ms. Edstrom reviewed the City's existing clear-view obstruction requirements. She explained that the provisions regulate the height of obstructions within the clear-view triangle at intersections. The Commission discussed how those existing requirements would apply to political signs placed within park strips or near corners. Commissioner Toller reiterated that his primary concern was ensuring that City staff retained clear authority to prevent larger political signs from being placed where they would obstruct visibility. The Commission was satisfied that the existing clear-view provisions, together with the proposed amendment, addressed that concern. Commissioner Sevy moved to recommend approval of the proposed text amendment to Title 17, Section 33 of the Kaysville City Code as written. Commissioner Money seconded the motion, and the vote was unanimous in favor of the motion (5-0). Commissioner Young: Yay Commissioner Money: Yay Commissioner Moore: Yay Commission Toller: Yay Commissioner Sevy: Yay 6- APPROVAL OF THE MINUTES FROM AUGUST 27, 2026, PLANNING COMMISSION MEETING Commissioner Moore made a motion to approve August 27, 2026, minutes and Commissioner Sevy seconded the motion. The vote was unanimous in favor of the motion (5-0). Commissioner Young: Yay Commissioner Money: Yay Commissioner Moore: Yay Commission Toller: Yay Commissioner Sevy: Yay 7- OTHER MATTERS THAT PROPERLY COME BEFORE THE PLANNING COMMISSION Mr. McIlwrath provided an update on the proposed detached accessory dwelling unit regulations. He reported that the City Council had held a work session to review the Planning Commission's recommendation and directed staff to make several clarifications before bringing the ordinance back for consideration. He explained that the Council requested that both one- and two-story detached accessory dwelling units meet the same setbacks required for the primary residence within the applicable zone and that the minimum lot size be 11,000 square feet to align with state law. For two-story structures, the Council also discussed requiring the side setback to be equal to the required rear setback to reduce impacts on adjoining properties. The Council elected not to impose additional restrictions on window placement because the structures would already be required to meet primary-residence setbacks. Mr. McIlwrath stated that the revised ordinance would be included on the upcoming City Council agenda, with the goal of adopting regulations compliant with state law before the October 1 effective date. Commissioner Toller asked whether the item would be included in the upcoming City Council packet and whether an additional public hearing was required. Mr. McIlwrath confirmed that it would be included in the packet and clarified that an additional public hearing was not required. The Council had previously tabled the item to allow for the work session and further revisions. Mr. McIlwrath also informed the Commission that the city had received an application for a mixed-use overlay for a historic residence on North Main Street. The property owners intend to continue living in the residence while operating an insurance business from a portion of the ground floor. Because the proposed business would have more employees than permitted under the home occupation standards, the applicants are seeking a mixed-use overlay. He explained that the mixed-use overlay requires a development agreement. Staff intend to draft the agreement so that approval is tied specifically to the proposed residential and insurance-office use. If the use changes in the future, the property owner will be required to return for an amendment. Mr. McIlwrath noted that this approach would help protect the character of the historically significant property from future uses that might otherwise be permitted under the mixed-use standards. In response to Commissioner Toller, he clarified that both the rezone and development agreement would come before the Planning Commission. Mr. McIlwrath reported on the recently completed Utah APA Fall Conference. He highlighted presentations regarding the Great Salt Lake, including ongoing water conservation efforts, invasive vegetation management, and the relationship between agricultural and municipal water use. He noted that although lake levels remained a concern, conservation efforts had helped reduce anticipated declines. Mr. McIlwrath provided an update on the Senior Planner recruitment. The application period was scheduled to close the following day, and the City received approximately 10 applications, including several qualified candidates. Staff anticipated beginning interviews shortly thereafter. 8- ADJOURNMENT Commissioner Toller motioned to adjourn the meeting at 7:44 pm.

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Supporting documentation for this agenda is posted on the city's website at www.kaysvillecity.com. A recording of this meeting will be posted on the city's website at the following link: https://www.kaysvillecity.com/AgendaCenter.

Meeting Information

Meeting Location

23 E. Center Street
Kaysville, UT 84037
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Contact Name

Anne McNamara

Contact Email

amcnamara@kaysville.gov

Notice Posting Details

Notice Posted On

October 02, 2026 10:52 AM

Notice Last Edited On

October 02, 2026 10:52 AM

Deadline Date

September 10, 2026 07:00 PM

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