Kaysville Creamery on Main

By Cindi Mansell / c.mansell@mycityjournals.com

Based on public and elected official density and other concerns, the Kaysville City Council previously denied a rezoning application for the property at 602 South Angel Street. The proposal at that time was to rezone 1.66 acres at 602 South Angel Street from A-1 Light Agricultural District with a minimum lot size of 40,000 ft² to R-1-8 Single Family Residential with a minimum lot size of 8,000 ft². The proposal also included a PRUD (Planned Residential Unit Development) overlay. The property is a 72,309 ft² parcel on the west side of Angel Street with one existing single-family home which faces east. That proposed change in zoning would have allowed for the construction of up to nine single family dwelling units.

Community Development Director Melinda Greenwood said, “The earlier rezone did not pass but based on feedback, the applicant has returned with the application to rezone from A-1 to R-1-14 with a PRUD, but with lower density.” She said given the current A-1 lot size and zoning, only one single family home is allowed, but the requested zoning would allow up to five single family homes. She discussed lot size, density, and setbacks associated with the proposed R-1-14 rezone and said the applicant has supplied a concept drawing illustrating four homes on four lots.

Greenwood said the revised proposal continues to meet General Plan elements including Kaysville still being primarily residential, supplying diversified housing adaptable to changing conditions and aiding in the housing crisis. She said surrounding property owners were noticed and four emails with concerns about increased density were received. She told council the Planning Commission approved the rezone unanimously.

Councilmembers were happy to see the compromise, and unanimously approved the rezone. However, debate followed about the PRUD overlay and the fact that the concept drawing shows four single-family homes, but the zoning would allow up to five. Greenwood clarified the Council would need to require a development agreement to limit the density of the PRUD overlay.

Applicant David Nelson said due to minimum lot size and setbacks, he had not been able to fit five homes on the concept drawing. He said he is still awaiting the Federal Emergency Management Agency (FEMA) flood zone overlay which could also further affect buildability options. He said he would like to keep the possibility for up to five homes just in case a civil engineer could figure out a way to do so.

Mayor Tami Tran said the developer initially came in with a plan that was not approved, adding “he wanted to be a good neighbor, has changed his plan drastically and returned with something very reasonable.”

“Mr. Nelson has been honest and transparent in saying this is what we can layout on paper, knowing there might be potential for change,” Tran said. She feels it would be fair to approve the PRUD overlay and not limit the number of homes to four.

City Attorney Nic Mills said having the rezone and PRUD overlay separate is traditional in Kaysville. He said nothing is changing from what is being presented and if they were able to figure out some way to build five lots, it would be possible when granting the PRUD overlay. Debate followed about the concept drawing showing four homes and the fact that a drawing showing five homes would be clearer for the public.

Ultimately, the Council voted 5-1 to approve the PRUD overlay zone as presented without restrictions on the number of lots (knowing the R-1-14 rezoning allows for up to five if the applicant could figure out a way to do so). The Mayor and City Council overall felt this was a great compromise and illustrated the developer and City working together to address public interest.l

A new drawing for development on Angel Street. Courtesy drawing

The Kaysville Creamery opens on Main Street

By Cindi Mansell / c.mansell@mycityjournals.com

Having owned and operated Hamblin Insurance & Financial Services, Dallas Hamblin is no stranger to entrepreneurship. He and his wife, Sarah, and their three children have lived in Kaysville for years. Although his public business office is in Clearfield, Hamblin needed a location closer to home where he could work alone and get things done without interruption. So, he rented the upstairs of the building at 1 N. Main Street (the building was the original Barnes Bank constructed in 1891 and most recently, an Allstate Insurance Office).

Hamblin and his family were in Panguitch attending the Annual Balloon Rally festival and decided to stop for ice cream at a local favorite spot. It was there that Sarah, an ice cream connoisseur, discovered Fluffernutter…. a favorite offered from the BYU Creamery consisting of vanilla ice cream, peanut butter swirl, graham cracker swirl, peanut butter cookie pieces, and marshmallows. Hamblin said he returned home and started investigating the origin of Fluffernutter and it started him thinking about selling ice cream.

He and his wife talked about it and enjoyed the dream of having an ice cream shop to sell BYU Creamery flavors (there were none in Northern Utah).

Fast forward to 2022, and one day while going to his “work office,” Hamblin noticed a vacancy sign on the main level of the building. The dream became a reality, and The Kaysville Creamery officially opened its doors for business on May 20, 2022. Hamblin said it took about three months to renovate the former office space (complete with 70s style green carpet) into a proper space to sell ice cream.

The shop originally offered only BYU Creamery ice cream, but their turnover was so great that BYU could hardly keep up and they kept running low on flavors. Hamblin investigated Utah State University Aggie Ice Cream and said he can now cater to fans of both colleges and ice cream flavors. He said, “there are typically 16 rotating flavors offered at one time and about 50 flavors total.”

When asked about crowd favorites, Hamblin said the BYU Grand Canyon (graham cracker ice cream, graham cracker swirl, and chocolate covered honeycomb) was a big seller as well as Coconut Joy (coconut ice cream, chocolate swirl, and roasted almonds), and True Aggie Night (vanilla ice cream swirled with raspberry and dark chocolate raspberry filled hearts). Hamblin also said he was surprised at the popularity of the sherbet flavors.

Hamblin said he has never run a food service operation before and there was a learning curve. He said originally, they had a huge sign built with the flavors permanently displayed…. but he soon discovered that ice cream flavors are not always available, and the flavor availability can change daily. So, they settled for more traditional ice cream shop signage that can be changed as needed. “Parking can be a challenge, but families also seem to enjoy parking and walking to the destination,” he added.

Hamblin said he employs about 22 kids, ages ranging from 14 to 17, and they are amazing in their contributions to operation. Summer hours are Monday thru Thursday, 12 noon to 10 p.m. and Friday and Saturday from 12 noon to 11 p.m. Winter hours most likely will be 4 p.m. to 10 p.m. Monday thru Thursday and until 11 p.m. on the weekends.

“Word of mouth and locals have really promoted the location; business might be slow during the day, but often there are lines out the door in the evenings,” he said.

Hamblin, sporting a sweatshirt that read “A wise man once said nothing,” is engaging and enthusiastic about his businesses. He and his wife take turns doing whatever is needed and have plans that include an exterior ice cream themed mural, holiday functions and events, live music, and even a themed 7 o’clock sing along.

Utah’s Hometown really needed a local ice cream shop to add to its already charming Main Street. If you haven’t tried it, grab your family and visit The Kaysville Creamery to enjoy one of those mouthwatering ice cream flavors! l

The Kaysville Creamery flavor board changes frequently, as new flavors are added. Photos by Cindi Mansell

Parks & Recreation Director Cole Stephens said the City Council conducted a work session last September to consider next steps to be taken with the vacant building. Staff was asked to engage with a third-party consultant and on November 4, 2021, the City Council authorized a contract with FFKR Architects for an assessment report on the Library Building. “This was the first step in the process of determining the use of the building and potential costs associated with any preservation work,” Stephens said.

FFKR Architect Steven Cornell discussed the Historic Building Condition Assessment and Recommendation Report. He referenced the Main Street revitalization and its importance and connection to this building. He said a vibrant Main Street needs to supply a reason to bring people to the street to engage. Cornell referenced the Old Library Building as “Kaysville’s Pantheon,” or akin to a Roman Temple or location denoting the most honored persons of a group. The building is modest in its presence on Main Street but has the great qualities of fronting onto Main Street, nice windows, approachable and scaled to pedestrians, and includes a great deal of thought and historical craft.

“The majority of the building’s architectural components are in good condition,” Cornell said. “The exceptions generally reflect conditions which are isolated to limited areas and represent a scope of work that can be accomplished with reasonable effort.” He said the exterior envelope of the building is not performing well, but there are still opportunities for improvement and remediation of these issues.

Cornell talked about structural issues and the original building space and layout. The primary recommendations for improvement include landscape/irrigation modifications to prevent water intrusion; repointing exterior masonry walls; repair of/replacement of exterior doors; repair of/upgrade existing windows; repair/stabilization of precast concrete elements at the entrances and cornices; repair/ replacement of the roofing membrane (largely driven by structural enhancement); repair of/ replacement of water damaged and wall finishes (floorings/ceilings); and insulating the foundations from the inside as well as the exterior wall. Total hard construction costs estimated by FFKR are $1,576,558 for everything, excluding general contractor costs; and including those general conditions the estimated amount of $2,196,564.

The Council debated various scenarios and ideas, including the potential to consider multiple available aid programs, grant funding, or even bonding where the taxpayers can decide. Councilmembers inquired whether costs would increase the more time goes by, with Cornell estimating 5% typical cost increases per year associated with inflation. He did say the building shell could be upgraded and any tenant could fund the remaining internal costs to drive the design costs down.

Councilmember Mike Blackham suggested “allocating funding to get the building drawings to the point where they could be sent out to bid and actual costs provided in response to a Request for Proposal (RFP)”. Councilmember Perry Oaks said, “there is nowhere in the report that recommends demolition, only that the building can be fixed.” The Council was unanimous in that the building is iconic to Kaysville, Main Street might not be the same without it, and it is worth coming up with a plan for it to be repurposed (depending on cost).

Mayor Tami Tran said she “would love for this building to be repurposed; it would be fantastic if use were ½ restaurant and the remainder a museum so that when people are waiting for their food, they can peruse the museum.” She said she would like to save the building by asking for private companies to come in and open a restaurant and help pay for costs. She said the city is very aware of cost and commitment of taxpayer money but could potentially offer incentives or creative alternatives.

Ultimately, the Council determined the next best step would be to solicit a call for interest and issue an RFP/RFI for ideas to remodel and restore the former city building. This would involve minimal cost to the city and enable evaluation and determination of interest and viability.

Stay tuned for this public advertisement; all ideas are encouraged! l

2022 Cops and Lemonade summertime tradition wraps up another year

Kaysville Police officers have been keeping tradition and stopping out at every lemonade stand possible. With summer about to end, the #CopsAndLemonade challenge must come to a close. They had a blast like they do every year and ask that people continue to call them when their child has a lemonade stand. This is something the officers look forward to all year and they thoroughly enjoy the interactions they get with the community.

Here are the final totals for Summer 2022:

Kaysville Police Department – 93 Weber County Sheriff's Office – 4

Bountiful City Police Department – 38

Utah Division of Wildlife Resources – 2

North Salt Lake Police Department – 21

Utah Highway Patrol – 1

Kaysville Fire Department – 3

Woods Cross Police – 3

Lone Peak Police- Utah – 2

Police officials thank the Kaysville community for supporting #CopsAndLemonade! This is by far one of their favorite things about summertime.

–Cindi Mansell