Bluffdale planners to weigh two development agreements Wednesday

BLUFFDALE — The Planning Commission will hold public hearings Wednesday on two development agreements, one covering a 20-lot subdivision with agricultural land and a farm stand, the other a rezone for a century-old commercial building 312.

The meeting begins at 6 p.m. at Bluffdale City Hall, 2222 W 14400 S, with six public hearings on the agenda 3. The two agreements are items 9 and 10; the zone change tied to the second is item 11 3.

**Chapel Row: 20 lots and 6.2 acres of farmland**

The Chapel Row application covers 15.72 acres at the southeast corner where 13800 South and 3600 West intersect, currently zoned R1 and designated Very Low Density Residential on the General Plan's Future Land Use Map 4.

Rather than amend the General Plan land use map and the zoning map, the applicant proposes a development agreement entitling up to 20 single-family lots and a 6.2-acre agricultural preservation parcel with a seasonal farm stand 4. The notice describes the same request as 20 single-family residential lots and an agricultural preservation parcel with a seasonal produce stand, application 2026-26 1. The applicants are Brett Lovell, Garrett Schmidt and Howard Schmidt; the agreement names Bluffman LLC as the property owner 4.

Lots would run from 14,000 square feet to over 27,000 square feet, a net density of 1.27 dwellings per acre 4. The remaining 6.2 acres would keep being farmed and could carry a farm stand with seasonal event uses 4.

A new public street would serve the residential portion and connect to 3600 West directly east of Wasatch Vista Drive, with a future connection to the anticipated 14000 South extension at the southern end where a temporary turnaround would be built 4. The developer agrees to dedicate the right of way the city needs for the anticipated improvements at the 3600 West and 13800 South intersection 4. 3600 West is designated a minor collector in the city's transportation master plan, and 13800 South west of 3600 West is a major collector connecting to Riverton 4.

**What the agreement modifies**

The staff report tabulates the departures from the R1 standards: lot size falls from 43,560 square feet to 14,000, lot width from 125 feet to 85, lot coverage rises from 40% to 45%, the front setback falls from 30 feet to 25, the interior side setback from 20 feet to 10 and the rear setback from 30 feet to 20 4. Shared driveways would shrink from a 25-foot right of way to 20 4.

The applicant proposes a precast concrete wall along the lots abutting 3600 West to stop homeowners opening directly onto the collector, and a vinyl fence between the residential lots and the agricultural parcel 4. Street trees along 3600 West would be maintained by the city, though the abutting owners would still pay to irrigate them 4.

Secondary water shares would be dedicated to the city for the residential portion, as the code requires, while the shares serving the agricultural parcel would stay with the farm; the engineering department supports that 4.

The farm stand would sell produce, honey and baked goods and host seasonal activities such as a corn maze, pumpkin patch, hayride or Christmas tree lot 4. Temporary uses are typically limited to 30 to 40 days a year, and the applicant is asking for 120 calendar days for its yearly events 4. A site plan, temporary use permit, business licence and building permit would still be required 4.

**Where it has been**

The City Council discussed the Chapel Row development agreement in a work session on Sept. 23, 2026, with the developer, Bret Lovell, and staff members Caitlyn Tubbs and Fred Donaldson 5.

The staff report states the city had received no public input when the report was written, and the packet attaches one comment received before publication: an email the city logged on 10/29/2026 from Tyler Stoker, who wrote that his primary concern was "the proposed lot sizes and overall density of the development" and asked for clarification on the property's zoning and whether exceptions were being requested 4.

**14402 S 1690 W: a storefront from about 1920**

The second item asks the commission to rezone 0.24 acres at 14402 S 1690 W from R4 single-family residential to NC neighborhood commercial, with a development agreement, application 2026-20, on the request of Art and Robin Thraen 42.

The building dates to approximately 1920 and originally operated as a market, according to the staff report, and the property has supported commercial uses for more than 100 years, beginning as a general store; the boutique now there has operated for about five years 4. A 1990 reconnaissance level survey notes the structure "meets the highest level of significance and retains its historic integrity" 4. The General Plan already designates the parcel commercial 4.

The agreement would carry site-specific standards in place of the NC requirements: keeping the existing gravel parking area instead of an all-weather surface, maintaining existing drainage, requiring no additional landscaping, accepting the existing fire access with no turnaround, relying on the existing hydrants, and allowing two cargo containers where one would be permitted 4. The existing building sits about 3 feet from the front property line and 6 feet from the interior side line 4.

Staff recommends that any recommendation of approval identify each deviation and spell out what future additions or changes of use would require 4.

**What happens next**

The commission makes a recommendation and the City Council decides 34. If the Chapel Row agreement is approved, the applicant would still need a subdivision plat, a site plan, a temporary use permit, a business licence and a building permit; the commission is the land use authority for major site plans and preliminary plats, and the zoning administrator decides temporary use permits 4.

The same meeting takes up four further items: an amended site plan and an amended subdivision plat for 30 dwellings and a new access to 2700 West at 2535 W Remi Lane, a text amendment cutting the required distance from residential property lines for indoor kennels from 350 feet to 250 feet, a text amendment allowing short-term rental of accessory dwelling units, and the water conservation element of the General Plan 3.