Pleasant Grove approves two-lot plat amendment and site plans for new restaurants and retail

Pleasant Grove — The City Council approved a two-lot commercial subdivision amendment called North Grove Veil Subdivision Plat C and related site plans that will allow two buildings on a former single parcel along West State Street, city planning staff said.

City planning staff member Daniel presented a site plan that splits the existing parcel into Lot 303 (west) and Lot 304 (east) to allow a three-tenant west building and a single-tenant east restaurant building. Daniel said the west building includes two drive-thru units flanking a 5,000-square-foot retail space, while the east building will be a 2,800-square-foot restaurant for which a building permit is already in place.

The staff presentation noted the design review board approved the building elevations and the planning commission issued a unanimous recommendation of approval for the plat and both site plans. "These items were presented to the design review board ... and they sent a unanimous recommendation of approval for the plat and the two site plans," Daniel said.

Council members asked several questions about access and the operational design of the drive-thru lanes. One council member asked whether there would be access from State Street; planning staff pointed out a driveway shown on the aerial and explained how the internal lanes are intended to function. Council members raised concerns that the proposed crisscross drive-thru lanes could cause confusion and parking-lot congestion during peak periods. One council member warned the design could lead to cars circulating through the parking area if pickup lanes fill, citing examples from other regional restaurants.

Daniel responded that multi-tenant drive-thru designs have become more common since the pandemic and that the city engineering review will evaluate signage and circulation. He said similar designs have been reviewed and approved elsewhere in the city and that the city can require mitigation if operational issues emerge after occupancy.

Developer David Runnels addressed the council after the approvals and confirmed tenant interest: Freddy's will occupy Lot 304; Zuppy's (an Italian ice vendor) is expected on the west building's west unit; Tava Italian Kitchen (owned by Valerie Kukahiko and her husband) is expected to occupy the east end of the three-tenant building, with a tenant pending for the center unit. "They're very excited. We're very excited. They're a great brand," Runnels told the council.

Votes at a glance

• North Grove Veil Subdivision Plat C (two-lot commercial subdivision plat amendment): Motion to approve by Council member Anderson; second by Council member Jensen. Voice vote: aye; motion carries.

• Commercial site plan for restaurant at 1511 West State Street (Lot 304, Freddy's): Motion to approve by Council member Anderson; second by Council member Jensen. Voice vote: aye; motion carries.

• Commercial site plan for retail building at approximately 1563 West State Street (Grove Commercial Sales Subdistrict): Motion to approve by Council member Rogers; second by Council member Anderson. Voice vote: aye; motion carries.

Why it matters

The approvals convert a single parcel into two lots designed to host three food-service units and one retail space, which the city says will generate sales tax revenue and add retail dining options along a main corridor. Council scrutiny focused on traffic flow and the practical functioning of multiple drive-thru lanes on one pad, both of which may affect parking operations and circulation in the completed development.

Next steps

Permits for the Freddy's building are already in hand, and the developer said tenant fit-out and construction are planned as soon as possible. The council and staff said they will monitor circulation and signage and can require adjustments if problems arise after occupancy.