MONROE CITY PLANNING COMMISSION
4/21/2026
1. Meeting called to order- Prayer- Roll call.
The regular meeting of the Monroe City Planning Commission was called to order by Chair Candice Barney on Tuesday, April 21, 2026, at 7:00 P.M. Opening prayer was offered by Commissioner Riddle.
Present:
Commissioners:
Candice Barney
Talon Gadd
David Riddle
Riley Lindsay
Lance Roberts
Citizens:
Lori Eyre
Stephanie Elliott
Lyndon Friant
2. Approval of previous meeting minutes March 17, 2026.
Commissioners reviewed the minutes from the March 17, 2026, meeting. No corrections or amendments were identified.
Commissioner Gadd Made a motion to approve the minutes as presented. Seconded by Commissioner Roberts. The motion carried unanimously.
3. Citizens’ comments.
No citizens who were present had comments.
4. Consider amending Monroe City Land Use Ordinance to include allowing a state liquor agency.
The commission received a presentation from the owners of the local gas station, Green Valley Gas. Stephanie Elliott and her mom Lori Eyre, expressed interest in establishing a state liquor package agency within a separate, dedicated section of their existing gas station building — approximately 750 square feet with its own exterior entrance on the east side of the structure.
The applicants stated that they had reviewed the applicable DABS requirements and believed they met all qualifications, including the required separation distances from churches and schools. They noted that the nearest entrance of the proposed agency would be approximately 1,100 feet from the nearest church property line, exceeding the 600-foot entrance-to-entrance requirement. They further indicated that their existing beer retail license subjects them to similar compliance requirements, including mandatory employee training. Because they own the building outright, they would not face the lease cost pressures that have reportedly caused other area package agencies to close.
Commissioner Barney provided a thorough overview of the research she had conducted prior to the meeting, including a consultation with the Sevier County Sheriff. Commissioner Barney had asked Sheriff Curtis if having a liquor agency in a community contributed to more DUI’s. The Sheriff characterized the question as largely one of community perception, noting that available data does not show a correlation between proximity to liquor stores and increased DUI rates — the county sees approximately 30 to 40 DUIs per year across the area. Chair Barney also discussed Monroe’s four zoning classifications and noted that the gas station falls within a commercial-residential zone, raising a question as to whether that is the most appropriate location for such a use compared to a light industrial zone.
Commissioners and City Treasurer Jacee Barney discussed several considerations, including the volume of foot traffic from students during lunch hours, the availability of beer already within the store, and the fact that residents currently travel out of the county to purchase liquor. Lori Eyre noted that four liquor stores in the surrounding area had recently closed, making the nearest option Salina. It was also noted that other Richfield-area applicants may be preparing to apply, and that the DABS holds a statewide meeting on May 10th, creating a degree of time sensitivity.
Commissioner Riddle raised the analogy of a local dance studio application where neighbors were unaware of the project until the public hearing, suggesting that a hearing would benefit the applicants themselves by giving them a clearer read on community sentiment before proceeding.
City Treasurer Barney clarified that any amendment to the land use ordinance requires a public hearing, and that the Commission could set a hearing date without making a final determination that evening. It was acknowledged that the May 10th DABS deadline would not be achievable given the required two-week public notice period and the City Council meeting schedule; the applicants indicated they understood this.
Motion to set May 19, 2026, as the date for a public hearing to consider amending the Monroe City Land Use Ordinance to allow a state liquor package agency was made by Commissioner Gadd and seconded by Commissioner Roberts. The motion carried unanimously.
Staff was directed to post the required public notice and to place the item on the May 19th agenda.
Chair Barney closed the Planning Commission at 7:26 PM and opened the Public Hearing at 7:27 PM. The purpose of the hearing was to receive public comments on the Monroe City Master Transportation Plan.
5. Public Hearing. The purpose of this hearing is to receive comments regarding Monroe City Master Transportation Plan.
Lyndon Friant, serving as a representative for the plan’s engineering team in place of the primary presenter, McLain Farmer provided an overview of the plan and summarized the public comments received through the online comment portal. Two substantive comments were noted:
- A request for traffic calming measures on 800 South, including paint striping and lane treatments to reduce vehicle speeds.
- A concern from a resident about the number of preserved future roadway corridors shown on the plan’s maps, with an expression of preference for keeping agricultural lands as farms rather than allowing residential sprawl.
Lyndon explained that the corridor lines on the future roadway classification maps represent preserved potential routes only — they do not mandate development. He used Washington County as an example of a jurisdiction that suffered from a lack of planning ahead of growth. The plan’s primary purposes are to preserve corridors for potential future use, support applications for transportation funding, and provide the Commission and Council with a guiding document that can be updated over time as conditions change.
Commissioners raised questions about active transportation, including the status of the local mountain bike and nature trail network, the potential connection to the county-wide Utah Trail Network, and the adequacy of road shoulders on the highway approaching Monroe for cyclists. Lyndon confirmed that the existing plan incorporates a limited active transportation component along Main Street, Third West, and Fourth North, and that as trail projects inside the city boundary develop further, the web-based plan can be updated to reflect them. He noted that the county had previously identified Washburnville Road as a preferred cycling corridor into Monroe from Highway 118. Commissioners also noted the importance of balancing transportation planning priorities alongside the city’s ongoing water infrastructure concerns.
No public comments were made.
Commissioner Barney closed the public hearing at 7:39 PM. The regular Planning Commission meeting was reconvened at 7:39 PM.
6. Consider recommendation for Monroe City Master Transportation Plan.
Following the close of the public hearing, the Commission considered forwarding the Monroe City Master Transportation Plan to the City Council for adoption.
Motion to recommend the Monroe City Master Transportation Plan to the City Council for approval was made by Commissioner Lindsay and seconded by Commissioner Gadd. The motion carried unanimously.
7. Consider Proposed amendments to Title 13 .3.0 Definitions; 13.6.4- Zoning District Established Uses; as well as text amendments to provide clarity and correctness to the Monroe City Land Use Zoning Ordinance.
Chair Barney noted that at the March 17, 2026 meeting, the commission had conducted a public hearing and Commissioner Gadd had made a motion to approve the zoning amendments; however, because action on the amendments had not been included as a separate agenda item, the motion was not legally effective. The item was therefore placed on the current agenda to allow the Commission to take proper action. The amendments address definitions under Title 13.3.0, zoning district established uses under Section 13.6.4, and various text corrections for clarity, including the removal of the wellhead protection zone columns from items 89 through 124.
Motion to recommend approval to the Monroe City council for the proposed amendments to Title 13.3.0 Definitions, Section 13.6.4 Zoning District Established Uses, and the associated text amendments providing clarity and correctness to the Monroe City Land Use Zoning Ordinance was made by Commissioner Gadd and seconded by Commissioner Riddle. The motion carried unanimously.
8. Consider amending agriculture building permit requirements.
Chair Barney introduced a discussion stemming from a recent instance in which a farmer sought a building permit for a simple agricultural structure — essentially an open-framed hay storage shelter — and was still required to involve the county building department for inspections. The Mayor and City Council had asked the Planning Commission to discuss whether the city could conduct its own inspections for purely agricultural structures, thereby streamlining the process for farmers.
City Treasurer Jacee Barney reported that she had spoken with Jason Mackelprang (Sevier County Building Inspector) prior to the meeting, and he raised significant liability concerns. His primary concern was that structures classified as agricultural at the time of permitting often evolve over time — owners add walls, electrical, plumbing, or other improvements that transition the structure away from its original agricultural use. If the city signs off on an agricultural permit without county involvement, and the owner later makes those modifications, there is no county record of the original construction, and the city could be left holding liability for a structure it cannot properly inspect or certify.
Commissioner Lindsay noted that from a structural engineering standpoint, large open-span agricultural buildings can actually be among the most structurally complex, making inspection even more important. He also flagged the risk that a broad agricultural exemption could be exploited as a loophole — structures starting as open shelters could eventually be converted to habitable spaces.
The Commission discussed the possibility of distinguishing between fully open structures (e.g., a four-post roof with no walls) and any structure with enclosure, power, or water — with the latter automatically requiring county involvement. City Treasurer Barney confirmed that if the county does not participate from the beginning, they will not inspect or certify modifications made later, compounding the city’s long-term liability exposure.
The Commission ultimately agreed that this issue warrants further discussion at the City Council level, and that Jason Mackelprang should be invited to present his concerns directly to the Council. No formal motion was made; the item was noted as a discussion item to be carried forward.
9. Consider date to set Public Hearing to receive comments on amending Monroe City Subdivision Ordinance to include impacts made by new subdivision development.
Commissioner Barney and Commissioner Gadd presented a proposal to amend the Monroe City Subdivision Ordinance to require that new subdivision applications — including splits creating two or more lots — be accompanied by an updated hydraulic modeling report. This requirement would ensure that the city’s water pressure and capacity model reflect the impact of new development before lots are approved.
Commissioner Barney explained that a prior hydrological study conducted by Parker Vercimak (Jones & DeMille) had revealed that water pressure on the east bench of Monroe barely meets the state minimum of 40 PSI at the distribution main, meaning pressure at homes would be even lower. By contrast, areas like White Fence Farms see approximately 150 PSI. The study did not account for increased culinary water demand from newer subdivisions that lack access to irrigation water and therefore place greater demand on the culinary system.
A prime example was cited from Elsinore, where a subdivision was approved without hydraulic modeling, resulting in inadequate water pressure for upper-elevation homes and requiring the city to fund a booster pump after the fact — a cost that could have been assigned to the developer had proper analysis been required upfront.
Additional potential subdivision ordinance refinements discussed included requirements for soil reports, documentation of water rights, letters of feasibility, and traffic impact studies. Commissioner Lindsay cautioned that while such studies are valuable, they carry significant costs that could have unintended consequences for smaller or agricultural landowners, and suggested the Commission prioritize the most critical items — particularly the red and yellow zone water pressure concerns — before moving to the full list of refinements.
The Commission agreed to not hold a public hearing on the same evening as the liquor store hearing (May 19th), given the anticipated public interest in that item. It was suggested that the subdivision ordinance public hearing be scheduled for June, potentially following a work session to allow commissioners to prioritize and sequence the proposed amendments. City Treasurer Barney clarified the distinction between a work session (open to the public but not requiring public comment) and a public hearing, noting that the Commission is not bound to its regular third-Tuesday meeting schedule for special sessions.
No formal date was set. The item was tabled to the next regular meeting agenda for further consideration
10. Elect new chair and chair pro-temp.
Commissioner Barney explained that she had applied for and been appointed to fill a vacancy on the Monroe City Council, which requires her to resign from the Planning Commission as members may not serve on both bodies simultaneously. She expressed her willingness to continue attending Planning Commission meetings in an advisory capacity during the transition period.
Commissioner Talon Gadd was nominated for Chair.
Motion to elect Talon Gadd as the new Chair of the Monroe City Planning Commission was made by Commissioner Barney and seconded by Commissioner Roberts. The motion carried, with Commissioner Talon abstaining.
Commissioner Riley Lindsay was nominated for Chair Pro-Temp.
Motion to elect Commissioner Riley Lindsay as Chair Pro-Temp was made by Commissioner Riddle and seconded by Commissioner Roberts. The motion carried unanimously.
11. Consider recommendations for new chairman.
The Commission discussed candidates to recommend to the mayor to fill the Commission vacancy created by Commissioner Barney’s appointment to the City Council. Names were agreed upon to be submitted to the mayor for consideration.
12. Other Business.
Smith Property Update: City Treasurer Jacee Barney provided a follow-up on the Smith property on Third West, which had been flagged at a prior meeting. The Smiths had previously been granted temporary permission to live in a motor home on their property while constructing a permanent home, on the condition that they obtain a building permit, have the structure placed on a permanent foundation, and complete all required inspections. Treasurer Barney reported that while the Smiths did obtain a building permit, they never requested any inspections, and the structure has not been placed on a permanent foundation. County inspector Jason Mackelprang and Trevor Peterson are coordinating on next steps, which are now primarily within the county’s jurisdiction given that a permit was issued. The Commission acknowledged the update.
13. Adjournment.
Motion to adjourn was made by Commissioner Riley Lindsay and seconded by Commissioner David Riddle. The motion carried unanimously.
The meeting was adjourned at 8:27 PM.