Pleasant Grove — The Pleasant Grove Planning Commission on Oct. 23, 2025, held a public hearing on a request from Gateway Pines Flex LLC to amend city code to add two uses—signs and advertising displays (use 3997) and disinfecting and exterminating (use 6342)—to the list of permitted principal uses in the Grove Mixed Housing Subdistrict. After extended discussion about scope, enforcement and potential impacts, the commission continued the item to allow staff to draft qualifying provisions or consider a conditional‑use approach.

Jacob Hawkins, planning department staff, described the history: the applicant’s two flex‑space buildings at the northeast corner of Sam White Lane and 2500 West were approved in a site plan in July 2023. Hawkins said two prospective tenants currently require the proposed code changes to be permitted in those units. He summarized each use and staff’s analysis: use 3997 is light manufacturing related to sign fabrication (CNC cutting, metal forming, wiring and indoor storage) and may involve noise or odors depending on equipment; use 6342 is a service‑oriented disinfecting/exterminating use that can include indoor chemical and equipment storage and vehicle staging, subject to local and state storage rules.

Hawkins presented a site‑level SWOT analysis and told commissioners staff recommended approval to the city council if the uses are managed to avoid noise, odor and outdoor storage impacts. He noted the Grove Mixed Housing Subdistrict covers roughly 270 acres and is about 75% residential, and cautioned that staff balanced the demand for flex space against the zone’s purpose to provide walkable, residential‑scaled mixed uses.

Commissioners raised several recurring concerns: whether allowing one light‑manufacturing use would open the zone to further industrial uses; how the city would distinguish “light” from “heavy” manufacturing in practice; the potential for expansion if multiple adjacent bays are leased for the same use; fire‑safety and hazardous‑materials considerations; and parking and delivery impacts. Commissioner Fugal and others said they preferred a conditional‑use review or targeted qualifying provisions instead of a blanket permitted‑use change for the entire zone.

When asked about enforcement, Hawkins said business licensing and code enforcement are the mechanisms for oversight: “If we get a complaint … we would be able to send our code enforcement officer out there and they would be able to take a look at that. And then from there we would start establishing steps on getting that all to be fixed. So you need to come into compliance with the zoning ordinances or have your business license revoked.”

An engineering representative for the applicant, Mark Greenwood of ALM and Associates, told the commission that one prospective sign‑manufacturing tenant currently operates from a garage and plans to employ about three people in a leased bay; Greenwood suggested a conditional‑use option could provide the individual review the commission wanted.

After discussion, Commissioner Martineau moved and Commissioner Nelson seconded a motion to continue the application so staff can draft qualifying provisions (or consider conditional‑use language) that would limit scale or add administrative review steps; the motion passed by voice vote and the chair announced the motion carried. The record does not specify a new hearing date.

Staff advised the planning commission that the fire department signs off on business licenses and that some related uses are already permitted in other zones (Hawkins cited four other zones that allow similar disinfecting/exterminating uses). The commission asked staff to return with recommended qualifications addressing scale, outdoor storage, noise, odor and public‑safety coordination with the fire department.