Minutes – 02.03.2021

COUNTY OF SEVIER     

CITY OF RICHFIELD

                                                                                    At the Planning Commission

                                                                          In and For Said City

                                                                                    February 3, 2021

Minutes of the Richfield City Planning Commission meeting held on Wednesday, February 3, 2021, at 6:00 p.m., Chairman Kendrick Thomas, presiding.

  1. Roll Call.

         2.   Public Hearings (6:00 p.m.)

               A.    Public hearing to receive comments concerning an application filed by Grant

                       Horgan requesting a lot split for the property located at the southwest corner of

                       the intersection of 400 West and 400 North. 

               B.     Public hearing to receive comments concerning a preliminary subdivision

                       application filed by Dustin Nelson for Phase 3 of the Links Subdivision.

         3.   Action on Public Hearings

               A.    Discuss recommending that the City Council approve a request to split the

                       property located at the southwest corner of the intersection of 400 West and

                       400 North.

               B.     Review plans and consider recommending that the City Council approve a

                       subdivision application filed by Dustin Nelson for Phase 3 of the Links Subdivision.

         4.   Business Consideration

               A.    Consider recommending that the City Council approve Danielle Peterson’s

                       request to operate a kennel (dog training and boarding) at 1830 South Industrial

                       Park Road (CG zone, C-2 use).

         5.   Zoning Code Discussion (Density)

               A.    Discuss adoption of higher density zones, in particular an RM-24 zone.

         6.   Minutes Approval:

               A.    Consider approving minutes of January 6, 2021.

         7.   Other Business

         8.   Adjournment

1.  Roll Call.  Roll call was answered by Kendrick Thomas, Susan Jensen, Landon Larsen, Blaine Breinholt, and Josh Peterson.  Greg Bean was excused.   

City Staff Present:   Deputy City Recorder Michelle Curtis and Building Official Rick Robinson.    

Others present:  Makayla Torgerson, Trever Gadd, and Matt Harmon.

2.      Public Hearing (6:00 p.m.):

                A.  6:06  Public hearing to receive comments concerning an application filed by Grant Horgan requesting a lot split for the property located at the southwest corner of the intersection of 400 West and 400 North.   

This is a property where four homes are located on one lot.   The owner would like to split the lot so that each home can be sold separately.  Each home will retain the required minimum of 10,000 square feet.

There were no public comments.  The public hearing closed at 6:07 p.m.

               B.     6:07 p.m. Public hearing to receive comments concerning a preliminary subdivision application filed by Dustin Nelson for Phase 3 of the Links Subdivision.  

Rick Robinson advised that some Councilmembers remember that there had been some discussion with the previous developer about providing a detention pond.  The plans have been revised showing one of the lots being used as a detention pond. 

There were no public comments.  The public hearing closed at 6:08 p.m. 

3.      Action on Public Hearings  6:05

         A.   Discuss recommending that the City Council approve a request to split the property located at the southwest corner of the intersection of 400 West and 400 North.

Lisa White motioned to recommend that the Council approve the request to split the property located at the southwest corner of the intersection of 400 West and 400 North.  Susan Jensen seconded the motion.  Those voting aye:  Kendrick Thomas, Landon Larsen, Blaine Breinholt, Susan Jensen, Lisa White, and Josh Peterson.  Those voting nay:  None.  The motion carried unanimously  

         B.   Review plans and consider recommending that the City Council approve a subdivision application filed by Dustin Nelson for Phase 3 of the Links Subdivision.

Trevor Gadd and Makayla Torgerson represented Dustin Nelson.  Mr. Gadd said a  detention basin has been addressed on the plan.   They will use a pond that will never be deeper than 4-1/2 feet deep.  Because of the elevation, the water will drain to about 2 feet deep, and then the water will have to percolate.  It should evaporate and shouldn’t cause any problems.  As far as a fence around it, they will do whatever the City requires.  Rick Robinson stated that as long as it is 2 feet deep or less, then it is an aquatic feature and it doesn’t have to be fenced for safety reasons.  However, normally there are big rocks or riprap so that kids don’t jump in it and play.  Mr. Gadd said he thinks that Mr. Nelson is planning on grass.

Mr. Gadd said the question would be whether or not the City will maintain it as it will become part of the storm drain system.  Rick Robinson said that is usually part of the home-owner’s association.  However, there will not be a home-owner’s association.  Mr. Gadd said as they discussed it at the engineer office, they feel like a road becomes the responsibility of the City after a developer constructs it, and so they wondered if the detention basin would also become the responsibility of the City.  Blaine Breinholt said he believes it should be Richfield City because it is unlikely they will get anything out of the home owners. 

The detention pond has a pipe that will carry the water out of the pond when it gets over 2 feet and then it will release it at an allowed rate.  The pond has been calculated for a 100-year storm.  As far as maintenance of the pond, they will have to discuss that with the City Council.

Chairman Thomas pointed out that as you drive around neighborhoods up north it is common to see a lot being used as a basin, and it is usually grass where the kids play. 

Blaine Breinholt motioned to recommend that the City Council approve phase 3 of the Links Subdivision.  Lisa White seconded the motion.    Those voting aye:  Kendrick Thomas, Landon Larsen, Blaine Breinholt, Susan Jensen, Lisa White, and Josh Peterson.  Those voting nay:  None.  The motion carried unanimously.

4.      Business Consideration

         A.  Consider recommending that the City Council approve Danielle Peterson’s request to operate a kennel (dog training and boarding) at 1830 South Industrial Park Road (CG zone, C-2 use).

This was discussed briefly at last month’s meeting.  This is a dog training and dog daycare business.   The property is in the CG zone, and commercial kennels are allowed in that zone as a C-2 use. 

Lisa White motioned to recommend that the City Council approve Danielle Peterson’s request as presented last month for a kennel.  Susan Jensen seconded the motion.  Those voting aye:  Kendrick Thomas, Landon Larsen, Blaine Breinholt, Susan Jensen, Lisa White, and Josh Peterson.  Those voting nay:  None.  The motion carried unanimously

5.      Zoning Code Discussion (Density)

         A.   Discuss adoption of higher density zones, in particular an RM-24 zone.  

Kendrick Thomas, Susan Jensen, and Lisa White were asked to study the creation of an RM-24 zone.  They have met with Rick Robinson and Michelle Curtis, and have a recommendation for the creation of the RM-24 zone together with standards.  They came up with the following proposal:

The recommendation is for a new zone called RM-24 which would have a requirement of 8000 square feet for the first unit and 1500 square feet for each additional unit; parking requirements of 1-1/2 parking spaces for a studio or one-bedroom apartment, and 2-1/2 parking spaces for 2 and 3 bedrooms; and 25% open space.  The zone would allow no more than 24 units per acre.  Anything not specifically called out would have the same requirements as the RM-11 zone, i.e. setbacks, height restriction of 35 feet, etc.  This would be a C-2 use. 

Rick Robinson said that he has checked the Master Transportation Plan and a traffic study is required for developments that generate 100 trips during peak use times.  As far as recommending extra amenities, he has looked at ordinances for Cedar, Nephi, and Heber.  Those only suggest or recommend amenities, but nothing stating that amenities are required. 

Chairman Thomas explained the plan would not be to change any existing zones, but  requests could come in on a case-by-case basis requesting this zone. 

There was a discussion about requiring a traffic study for properties with a higher density zone.  The Commission would like to add that a traffic impact study is required for any project having over 50 units, regardless of the zone that it is in. 

This will be set for a public hearing on February 18, 2021.

6.    Minutes Approval:

         A.  Consider approving minutes of January 6, 2021.    Josh Peterson motioned to approve the minutes of January 6, 2021.   Blaine Breinholt seconded the motion.  Those voting aye:  Kendrick Thomas, Blaine Breinholt, Josh Peterson, Landon Larsen, Lisa White, and Susan Jensen.  Those voting nay:  None.  The motion carried unanimously. 

7.   Other Business.

8.   Adjournment.  The meeting adjourned at 7:00 p.m.

PASSED AND APPROVED on the 3rd day of March, 2021.

/s/ Michelle Curtis

Deputy City Recorder