COUNTY OF SEVIER 

CITY OF RICHFIELD

                                                                              At the Planning Commission

                                                                              In and For Said City

                                                                              October 7, 2009

            Minutes of the Richfield City Planning Commission meeting held on Wednesday, October 7, 2009, at 7:00 p.m., Chairman Blake Zobell, presiding.

            1.    Roll Call.

            2.    Approval of Minutes.

            3.    Wayne Washburn Request.

            4.    Consider application of Central Utah Therapy.

            5.    Discuss Landscaping Provisions.

            6.    Adjournment.

1.    Roll Call.  Roll call was answered by Blake Zobell, Steve Kunzler, Stan Poulson, Eugene Beck, Pat Hansen, and Stan Chappell.  Sue Southwick was excused. 

            Others present:    Deputy City Recorder Michelle Curtis and Building official Paul Hinrichs

2.    Minutes  Approval.   Eugene Beck motioned to approve the minutes of September 2, 2009.  Steve Kunzler seconded the motion.  The motion carried unanimously. 

3.    Wayne Washburn Request.  Wayne Washburn is requesting permission for expansion of a non-conforming garage at 281 West 100 North.  There is a garage on the east side of the property which sits near the property line.  The garage is 12 feet wide.  Mr. Washburn would like to add 12 more feet on the west side of the garage so that the garage will be more useful to him.  That will leave 16 feet between the garage and house.  That will give him somewhere to park so he can get his cars off the street. 

Chairman Zobell wonders if Mr. Washburn is allowed to add onto the garage, will it have to have a firewall?  Paul Hinrichs said the garage is a non-conforming structure and a firewall hasn’t been an issue for 50 years.  If the Commission allows Mr. Washburn to build the add-on, construction of a firewall could be a condition.  Chairman Zobell said he was under the impression that Mr. Washburn would be taking down the structure and rebuilding.  That is why he wondered about the firewall.  Mr. Washburn said there is an issue with the footings and he will dig down to fix that.  He isn’t building a whole new structure.  He is just adding onto it.  The existing garage is not large enough to park anything in it. 

Steve Kunzler motioned to approve Wayne Washburn’s request for expansion of a non-conforming garage at 281 West 100 North.  Pat Hansen seconded the motion.  The motion carried unanimously. 

4.    Central Utah Physical Therapy Request.  Central Utah Physical Therapy is requesting approval of an application to construct a building at 10 West 925 North (C1 use, CG zone). 

Jeff Thalman and Ilene Thalman are present. 

The Development Review Committee’s recommendations were reviewed as follows:

        A.  Driveway.  Paul Hinrichs advises this is a straightforward development.  The original plan showed a driveway coming off of Main Street but that has been changed so the driveway comes off of West View Drive.  Traffic Flow will be better because of proximity to the intersection.  Potentially, this intersection could be signalized in 15 years or so. 

The Master Transportation Plan shows the alignment of 925 North on the west side of Main Street with 900 North on the east side of Main Street.  The City has plans to do that at sometime in the near future.  That will have an effect on this property as it will move the street further to the south and it will leave a small chunk of property next to the Thalman property.  Sewer and water lines are located underneath that chunk of property.  When the street is moved, there will have to be a longer throat on the driveway.  Mr. Hinrichs thinks the property will revert to the Thalmans because usually when the City vacates a right-of-way, the City gives it to the adjacent property owner.  It looks like the alignment is going to happen in the next year or so. 

Mr. Hinrichs said at the time the City changes the road, he would assume they will tear out the existing curb and gutter on West View and replace it along the street.  It seems like it wouldn’t be fair for the City to tear that out and not replace it.  Curb and gutter is already existing on West View Drive, but there is a question as to whether the Thalmans should be required to install sidewalk along West View Drive knowing that the street is going to change and the sidewalk will have to be redone.  It is unknown how soon it will be before this street will be realigned.  It does have a high priority. 

When the road is realigned, they will have more room for parking if they need it, or they could put it into xeriscape with decorative rock and a drip system. 

Mr. Kunzler suggests they need to place their driveway as far to the west as possible because the driveway is going to be tight in relationship to the intersection.    

        B.  Provide a site plan showing how drainage will be handled and disposed of on-site.  The plan shows a retention area at the southeast corner of the property.  When the street is realigned, it would be possible for the Thalmans to make the retention area larger and shallower.   

        C.  Parking spaces need to be 20 feet deep.  There needs to be 25 feet of space between the two parking lanes.  Parking spaces are alright. 

        D.  Thalmans need to investigate why the curb is sinking on Main Street and repair it if necessary.  Chairman Zobell said he thinks the curb sunk when they were shooting fiberoptics under the road.  It sunk within a day of that.  He alerted the City at that time.  The Commission doesn’t think that should be Thalmans responsibility. 

        E.  The City needs to be reimbursed for the water and sewer services that have been installed for the lot.  Those costs will be $1650 for sewer and $1300 for water.  Impact fees will also have to be paid.  Mrs. Thalman said they didn’t realize the sewer and water hookups have not been paid.  It didn’t show up on the title report so they had no way of knowing it wasn’t paid.  She wonders why a lien wasn’t put on the property.  That way it would have shown up on the title report and it could have been taken care of when they closed on the purchase of the property.  Mr. Hinrichs said the City installed the services when the street was done and then the developer is charged when the property develops.  If the City had not put it in, then the Thalmans would have to put that in and pay for it now anyway.  Rather than tear up the street, the City installs improvements in anticipation that property will eventually develop. 

        F.  There are signs on the property.  Those will have to be removed. (BLM, Lifetime Fitness, and Ashley Steck.)   The Thalmans will have those signs removed.

        G.   Provide detailed information on landscaping including type of vegetation, type and size of shrubs, and trees.  They have provided a detailed landscaping plan.  The trees will be 2” caliper and will probably be honey locust.  The plan shows two shrubs on the corner.   Those would be located in the site triangle, so they will not install those.  They need to make sure the tree planted on the corner has a canopy that is no lower than 6 feet from the ground. The shrubs will probably be boxwood. 

       H.  Install a City standard street light at the southwest corner of the property.  They will install a City standard street light on southwest corner of property. 

        I.   Install sidewalks on Main Street and West View Drive.   The sidewalk needs to be considered in connection with the realignment of the street.  They were advised to hold off until they know when the new street is going to go in.  If it is going to be longer than a year, then they need to install the sidewalk now.

        J.  All engineering review fees to be paid for by the developer.  Thalmans agree. 

The building elevations were reviewed.  The building will look similar to the office buildings at Centennial Par with a combination of brick, stone, or stucco.  There is a possibility the Thalmans may want to construct another building on the property at some time in the future.  There was also discussion that they might want to put a portico on the south side of the building.    

It appears the application is complete and the only thing that needs to be worked out is the installation of the sidewalk and street light. 

Stan Poulson motioned to approve the application of Central Utah Physical Therapy allowing them to construct a building at 10 West 925 North (C1 use, CG zone).  If the street is going to be aligned within the next 6 or 9 months, the sidewalk and street light can be installed at that time.  If the street is not going to be aligned within the next 6 or 9 months, then the sidewalk will have to be installed at this time.  In either event, sidewalk and street light will be installed at the developers expense.  The two bushes on the corner will not be installed.  Stan Chappell seconded the motion.  The motion carried unanimously.   

5.    Discuss Landscaping Provisions in the Zoning Code.   The Commission would like to review landscaping provisions.  This will be set for review at next month’s meeting.

6.   Other Business.   The Commission would like to have a public hearing next month to discuss the possibility of revising the Zoning Code.  The Commission would like to refine the regulations for secondary garages.  The Commission wants to consider adding a requirement that secondary garages should blend into the flavor of the neighborhood with the exterior being similar in nature and being finished with brick, stucco, siding, or stone.  Consideration will be given to inserting language that prohibits galvanized Quanset huts or galvanized steel in residential areas. 

The Commission would also like to discuss windmills and whether or not they need to be referred to in the Zoning Code.  It is likely that the Commission will want to prohibit installation of those. 

There will also be discussion concerning Planning Commission members’ terms and names of people who might be willing to serve on the Planning Commission.   Chairman Zobell suggests Todd Sherman.  He used to be the Zone Enforcement Officer for St. George City.

6.  Adjournment.  The meeting adjourned at 8:05 p.m.

PASSED AND APPROVED this 4^th day of November, 2009.

/s/  Michelle Curtis

      Deputy City Recorder