All right, we'll call the meeting to order on behalf of the Planning Commission. I'd like to welcome our residents and viewers to this regular meeting of July 14th, 2026. On tonight's agenda, we have one public hearing. Uh before we open that public hearing, we have one housekeeping item.
And that would be the minutes from our June 9th regular meeting. Are there any additions or corrections to those minutes? If not, is there a motion? >> Motion to approve. >> We have a motion. Is there a second? >> Second. >> Motion and second. All in favor, say I. >> I. >> I. >> I.
>> Minutes are approved. With that then, we'll open up the uh public hearing. Uh this is a conditional use permit for a grocery store within the B1 zoning district. The address is 705 A Street. The applicant is Mr. Sultan Hawk. And Tony, you're going to take this? >> I am. Thank you, Mr. Chair, commission
members. Uh yes, before you this evening is a conditional use permit uh to allow a grocery store at the property at 705 A Street. Uh the applicant as uh Chair Roddy had mentioned is Sultan Hawk. Property owner is Training Properties LLC.
Uh the property is owned B1 highway business and grocery store is a conditional use within that specific zoning district. The property is guided commercial in the 2040 comprehensive plan. Uh as far as adjacent land uses, commercial {slash} offices to the north, single-family
homes to the east, townhomes to the south, and Trunk Highway 3 to the west. Uh a conditional use permit was approved by the Planning Commission uh about 3 years ago, uh September 12th of 2023, uh for a grocery store at this location
by the same applicant. Um due to the use not being implemented within 1 year, that use becomes null and void per the code. Uh Mr. Hawk has obviously reapplied and is uh uh going through that process again in
order to uh establish that use at that property. As far as existing conditions, the property itself consists of the 1.34 acres uh located at the northeastern section of Larch Street and 8th um or Trunk Highway 3.
Uh the property does contain a one-story 5,000 just over 5,000 sq ft office/retail building and approximately 1,000 sq ft accessory building that used to be a former car wash uh located near the southeast uh corner of the site.
Uh both buildings are currently unoccupied. Uh the property was a former Oasis Market or Budget Mart uh gas station. Uh the tanks that were at that site were removed back in 2013. This is the overall site plan uh showing
parking uh as well as trash location. Uh the potential use again um Mr. Hawk is uh naming this the Farmington Food and Spice House. Uh the product inventory would include things such as meat, frozen fish, dairy, uh halal slaughtered animals, fresh
produce, dry food, canned food, spices, coffee and beverages, packed tea, ethnic personal care and beauty product, and also a delicatessen. So, it would have everything you would need for a grocery store.
Proposed interior. Uh Farmington Food and Spice would utilize the southern half of the existing building. Uh the floor plan is arranged in an open floor concept with shelving in the center. Deli is located in the northwest corner. Coolers and freezers along the eastern
and southern walls. And then the checkout would be along the western wall of the the site or building, I should say. As far as the exterior is concerned, uh there is no building expansion proposed with this uh
application. Uh they do show a trash container uh located near the northeast uh corner of the site. Uh that container should be screened on three sides, and screening can consist of either a 6-ft high privacy fence or masonry walls.
Uh we will, if this is approved, a condition of approval should be that a screening plan for that trash container be provided and approved by staff. As far as parking is concerned, uh the site plan that I previously showed you shows 23 off-street parking stalls.
Per the code, 25 would be required, and that's based off of the square footage of the building. Um I gave you the the or the um calculation or how you would calculate that is up there. It is one off-street parking space for each 200 sq ft of floor area. That's how we get to that 25
number. Uh so two additional spaces would be would need to be accounted for on the site. Uh we do feel that there is room to accommodate two additional parking stalls on the site. Uh they will just need to provide us a parking lot and striping plan that shows
those 25 stalls. Uh also, we would uh uh request that bollards be provided in the front um of the parking spaces that are adjacent to the entrance to the store. Uh this was a discussion that was had back in
2023 when this originally came through, and that was placed as a condition of that original approval. So, we're essentially carrying that over. Site lighting. Uh no new or additional exterior site lighting has been identified by the applicants. If additional exterior lighting is to be
provided, the reflective glare or spill light uh cannot exceed uh certain um foot candles. Um in this case uh 0.5 foot candle as measured on the property line adjacent to the residential zones uh that are located to the east and
south and 1 foot candle measured on the northern and western property lines. Uh if additional exterior lighting is uh to be installed, we will require that they provide us a photometric plan um that shows what those foot candles will be
uh to staff so we can review that and make sure they're not exceeding those requirements. As this commission is aware, there are six conditions or criteria that must be uh looked at as part of a review of a conditional use permit. Those six
criteria are listed here and also in your memorandum. Um I won't go through those unless you would like me to uh but we feel that this uh application meets those six uh criteria. Therefore, the action that's requested this evening is to approve the requested
conditional use permit uh for the establishment of a grocery store at 705 A Street contingent upon the following. Number one, all necessary building permits are obtained. Two, a sign permit shall be obtained for any exterior signage. Three, a minimum
of 25 off-street parking stalls must be provided on site. A parking lot and striping plan will have to be submitted and approved as part of the building permit application. Four, bollards shall be provided at the front entrance of the store. Five, a screening plan for the trash
container must be uh submitted and approved by planning staff. And number six, a photometric plan shall be submitted and approved by planning staff if additional exterior lighting is to be installed on site. I will stand for any questions and Mr. Hawk is here as well this evening.
>> Thank you. Mr. Hawk, you heard the staff report. Do you have anything to add to the staff report? Do you have anything to add to the staff report? >> Yeah. Good evening, everybody. So, I mean, we are planning to have a um
you know, the a effective grocery store for Farmington uh city and we are only focusing on the Farmington population mostly and then, you know, a part of the ethnicity. So,
that will be added. So, so mostly we are thinking for the Farmington uh society. And then, you know, we will we'll try to provide we initially we start our grocery uh at the beginning and definitely we we are going to extend
that building so that we can make it bigger and provide more uh options for the Farmington citizens. >> Okay. Well, thank you. If you'd stay available, there's maybe some questions by commissioners. I suspect there will
be. Um I do want to add to the record that we did get a uh uh email letter from a Miss Miss Beth Benson that will add to the to the official record. Um and just for uh the record also, we have
no residents in the audience, so we'll start with the Commissioner Rutherford. >> Uh thank you, Chair. Um one of the concerns uh raised by Miss Benson in her letter to the commission uh revolves around uh
safety um and concerns with uh the building and the added traffic, things of that nature. Um and I wanted to comment on that a little bit. One of the one of the things that a lot of people maybe don't realize is that the longer a building, whether it's a commercial
building or a residential building, the longer it stays vacant, the more it generally become it starts to become blighted and it starts to become an attractant to um criminal behavior. Um I don't know that we've seen that yet
with this property. It has obviously been largely vacant for fairly decent period of time. Um there is a little bit of disrepair going on around the property. I visited it today. Um I think personally that getting that
building occupied with something like a grocery store is going to help those concerns rather than hurt those concerns. Um there's going to be activity there um throughout the day and I would assume into the evening. Um Sir, you're not play you're not planning
on this being a 24-hour operation, I assume. >> No, no. >> Okay. Yeah. So, and in my wandering around the property uh this afternoon, I mean, it appears to me that the property owner um is taking a fair amount of responsibility for his property. There
are security cameras on the exterior of the building. I can't comment whether or not they work. Um but there's cameras on the building. Um there are no loitering and no trespassing signs posted at various points throughout the property. So,
I don't share the concerns um as far as uh loitering and criminal activity being a problem. Um traffic, it's it's going to increase traffic to that property. Um that's the hope, anyway, I think. Um
but that property being situated where it is, right on Highway 3 with access directly from Larch Street, I don't think it's going to have a huge impact on traffic in the neighborhood. There's no reason for anybody visiting that store unless they live in that neighborhood to be driving through the
neighborhood. They're going to come in off of Highway 3. Probably either onto Lark Street or they might they might pop onto 8th Street, the frontage road from maybe from Spruce. Um but I don't think I I just don't think those are are significant enough
concerns to to delay any action on this this uh motion before us. >> All right. Thank you, Gary. Commissioner Berg. >> Yeah, so a couple comments. Um first of
all, I agree with with Gary in his comments here. Tony, I I had a question about this was approved in 2023. Is there anything fundamentally changed from what was approved at that point? >> No, if anything, we just incorporated a lot of the discussions and conditions
that were approved back in 2023. >> Okay. That's kind of what I remembered, but I wanted to just check with you on that. Um personally, I used to live in that neighborhood right behind there when the the Oasis was still open. So, I remember that and to Gary's point, it didn't
generate traffic through the neighborhood. It generated traffic off 3. And I think frankly, the the change in turn lanes there right at that intersection that they did 5, 6 years ago, I don't remember exactly when it was, actually helps the flow of traffic getting out of that neighborhood
and makes it much safer than it was trying to get out on 3 and playing the who's going first game. Um so so I think we have some things that have actually helped this site. Um I'm frankly glad to see someone willing to do something with it um and and take the
time and invest in it cuz it's been empty for quite a while as as Gary was referencing to. So, no, I'm I'm quite excited to see this go in. Yeah. >> Thank you, Andy. Commissioner Ellis. >> Are you When are you planning to open?
You know, when will you be operational? >> I'm This time I'm just thinking to This time I'm thinking to do a little bit extended renovation so that I can, you know, do the building.
Due to, you know, I had some loan issue and all these things. So, we overcome with that. So, now we have an upfront to do a extra work so that we can do it nicely and then start it with in a a bigger way so that, you know,
we can, you know, provide Farmington citizens at least better food quality and other stuff. >> Then for the I have a question about the parking lot. So, 23 stalls right now, but were you're confident that we can they can fit an additional two stalls
in. So, will any improvements be made to the parking lot other than re-striping? >> Uh Yes, sure. We going to re-carpet that parking lot >> Okay. >> again and then, you know, uh completely, you know, do redo the parking lot.
>> Yeah. Like a mill and overlay or or just a >> No, we we going to re-carpeting with the with the with the asphalt. >> Okay. >> So, that in that way, you know, it doesn't at least it's last for like another 5 7 years.
>> And then just one final question, any plans to the exterior doing any modifications? >> That's what I'm thinking to do some exterior improvement. >> Improve that. >> So, ever lighting and other security cameras and everything.
>> Thank you. Those are all my questions, Mr. Chair. >> Thank you, Lisa. Commissioner Leemire. All right. So, this was approved back in 2023 under the conditional use permit and at that time the loan proceeds and things like that couldn't go through. That's why it didn't proceed, correct?
>> Yeah, I mean we was trying to both way even the Tony helped us about the you know the grant and everything but actually you know it didn't work out the proper way and we also used the SBA but we had to go through another way to get another options.
So >> So have those hurdles been Are you saying that those hurdles are now no longer in front of you? >> No. >> You have the You have the financing and everything's ready to go. So this isn't going to be something that's going to come up again. Like it's not going to
take another year where it's going to pass and or Okay. All right. >> We are trying to do it as diligent as possible. >> Awesome. Good. Um one other question for uh Tony here. Um I'm just new to it and I was reading the
and I saw a foot candle. Can you help explain a little bit of what a foot candle is and what the point five and the one foot candles actually mean? >> It's a unit of measurement for light. Basically you would take a
um the one foot candle would be like if you have a candle it would cover one square foot of area um wherever you put that candle. So that's basically what that means.
Um I wish I had a better more elegant way to put it but that's really it. It's like if you're literally holding a candle. Um >> No, that makes That makes sense and I guess uh the reason why I was asking that question is one of the concerns
with from the uh resident was making sure that there's adequate lighting in this area. Um especially you know during maybe um, you know, night time. You know, they they don't want people loitering and things like that. Like,
I guess we won't know until that Is it the poly? >> The photometric. >> Photometric is done to kind of see what that all looks like. But, it's not going to be invasive to the residents behind them as well. Like, this should have a very low impact on those individuals
that are in the residential area that are really close. >> That's the hope, yes. >> Okay. All right. And yeah, personally, uh, when I drive down three, I think I look at that building every single time and I'm like, what's going to go in there? What can go in there?
You know, like, uh, it I'm not saying that it's an eyesore by any means, but to have something that's viable that can add to the aesthetics of the community and you you hit a buzzword with the grocery store, you know. And to have more variety in our
community, uh, for a growing population and also a growing ethnicity in our community as well, uh, I think is only a positive, uh, view on what we're trying to do here. And it being part of the 2040 comp plan and something that kind
of drives where we want to go is that comp plan and it being commercial and kind of pushing it that way, um, is very beneficial in my eyes as well. So, thank you. >> Nice. Thank you. Good questions. Your question on lighting is is kind of a
twofold is you need enough lighting for the develop the site itself, but the spillover can't be too much. In another lifetime, I used to calculate that. So, um, and for our residents out there that go by it and and see that building that hasn't
been open for a few years, number of years, I should say. At one point, that was a very vibrant store. I mean, it was busy store. It was it predated, uh, the so the Quick Trips. Um, and but it served the same purpose. A very similar purpose I should say.
But I do have some questions Mr. Hawk and I I want to touch on Lisa's question because I either didn't hear it or maybe didn't hear it right. Um Your timing, timeline. If If everything works out the way you want it, when do you anticipate the
grand opening of this? >> Uh >> You can just give me a season if you if you can. >> Like >> Fall, winter, next spring? >> Uh winter. >> Okay, wintertime. That's good enough. Um And we talked a little bit about that. Then what are your hours of operation do
you plan on? >> Hours of operation, I think in the summertime we would like to start with the like 8:00 to uh 8:30. >> Okay. >> And then if if the city allow us, we we
we'd like to for the Farmington citizen, you know, like we would like to do it up to 9:00 9:00 p.m. We will see on the thing. And then winter time we would like to do it 8:00 to 8:00. >> Okay. And you know, we're just you know, this is much for our residents that may
be listening or have questions later on. Um we talked a little bit about lighting. Do you anticipate any additional lighting for your parking lot? >> Yes. >> You do. Okay. And again, that's the the study that that Tony's looking at. How about signage for your your store itself? What additional if any signage
are you looking Signage are you looking at? >> Yeah, because we have two signage on the on the road side. We're going to add one sign on there. And then of course on the top of the building. >> Okay. And and city staff will guide you help guide you before you get too far
down the road on what what you're allowed to have and and and how big and how close and everything else. So before you start ordering it, maybe call the city planner or or Jared and and just confirm it. So. >> Yeah, sure. >> I appreciate that. Do you have any use
for what I'll refer to as the old car wash, that 5,000 square foot building in the back? Anything for that? >> We are planning to because at this moment it is using as a detailing. We are just but we have a plan after we are starting the grocery store. We'll
convert it a car wash, complete car wash which will be run by us. So that we don't want to go through all that thing so that you know it will be a properly one. So that you know, if somebody comes to shopping and then you
know, how the budget market used to do it. >> Uh-huh. >> Want to do it. >> It used to be a car wash years ago but >> Complete car wash we >> Okay. >> thinking of that one too. >> All right. Tony, do you see any issues with that? >> Not being that it was previously a car wash, you know.
>> All right. Um Gosh, I think you've answered most of my questions. Hopefully the rest of the commission. Anybody else got anything else? >> I did think of one more Derek if you don't mind. >> Go ahead Andy. >> You have it noted on the site plan for fence repair along that back fence. That's the residential side.
>> Yes. >> So would that need to be coordinated with a corresponding resident or can that be done just >> the fence is completely on their >> It is completely okay. That That's I was >> There is a in between there is a gap. >> There is a gap. Okay, perfect. That's what I was wanting. I couldn't remember
I haven't been over behind the building for a while so but you're planning to have that repaired before opening. >> Yeah. >> Okay. >> neighbor has their own fence. >> Yep. >> We have our >> Okay, good. >> There is a walkway. >> Okay, perfect. And then I'm going to ask a dumb question Tony and I apologize. Nate got asked one so I'm going to ask
one. What are bollards? Can you remind me? >> Bollards are metal uh kind of poles >> Like the big cement big >> You don't drive through the door. >> So people can Okay, that's what I >> cars don't >> Yeah, it stops vehicles. >> So nobody can ram the building. >> Yes.
>> That was actually offered at our previous uh >> I feel >> Yeah, by our we had a police officer on the commission at the time. He's the one who suggested that strongly, so we >> Okay. >> opted to add that also. Um >> Great. >> Um and and you know I
for the commission and they they know this, but for our residents' sake uh whenever we get a business adjacent to residential, we always make sure that the transition is there. >> Yes. >> As number of commissioners mentioned, they've been out to the site. You have a
fairly high fence on the east side, which would be residential. >> Um >> A little bit of disrepair, but you mentioned earlier you were going to repair that. And that's what I think Commissioner Berg was talking about. You have a somewhat of another fence on the north side and you have a vet clinic to the
north of you. Nice-looking fence, I'll leave it there. >> Yes. >> On the south side, you've got uh city street and then on the west side, you got a state highway. So, you know, what the transitions I think are there as far as a buffer for
what we have. Um and again, I tell everybody be a good neighbor there, you know. Again, uh Nate talked about lighting, you know, make sure your your lighting doesn't shine into some neighbor's window or yard or something cuz they'll let staff know and then you'll have to deal with it then.
>> Yes, sure. >> All right. >> We We got the soffit lighting plus, you know, we going to add the some lighting so for the parking ways. >> Okay. >> For the parking lot, whole parking lot. >> All right. Well, that concludes our our questions. Public hearing, is there a motion to close the public hearing?
>> Motion to close. >> We have a motion. Is there a second? >> Second. >> Motion and second, call the roll, please. >> Beamer. >> Yes. >> Berg. >> Yes. >> Roddy. >> Yes. >> Ellis. >> Rutherford. >> Yes. >> All right, Mr. Hawk, this is a question directly to you. Now, staff has listed six contingencies. He went through them,
he explained them. Do you understand and do you agree to them? >> Yes. >> You do. Okay, we're going to hold you to those now. >> Yes. >> All right. With that then, I'd look for a motion on this conditional use permit um at 705 A Street, along with six contingencies. Is there a motion? >> Motion to approve. >> We have a motion for approval. Is there
a second? >> Second. >> Second. >> Motion and second. Is there any more discussion? If not, call the roll, please. >> Berg. >> Yes. >> Roddy. >> Yes. >> Ellis. >> Yes. >> Rutherford. >> Yes. >> Demar. >> Yes. >> All right, thank you, Mr. Hawk, for coming, and good luck with your grocery store. We're looking forward to it.
>> Thank you very much. >> All right. Tony, was there anything else from staff? >> Uh no, sir. >> Was there anything else from the commission? If not, I'll remind the commission and our viewers our next regular meeting, and this is a bit of a change, is Wednesday, uh August 12th. That's due to
the primaries on the day before. So, with that, I look for a motion to adjourn. >> Motion. >> We have a motion. Is there a second? >> Second. >> Motion and second. All in favor, say I. >> I. >> I. >> I. >> is adjourned. Thank you, everybody. >> Thank you.