Minutes – 03.01.2023

COUNTY OF SEVIER 

CITY OF RICHFIELD

                                                                                    At the Planning Commission

                                                                                    In and For Said City

                                                                                                                                                            March 1, 2023

Minutes of the Richfield City Planning Commission meeting held on Wednesday, March 1, 2023, at 6:00 p.m., Vice -Chairman Josh Peterson, presiding.

1.      Roll Call

2.      General Plan Discussion                                   

         A.    Discuss RM-24 zone. 

         B.    Discuss other General Plan items.

3.      6:30 p.m.  Public Hearings

         A.    Receive comments concerning a proposed amendment to the Zoning Code allowing

                 “Shipping Fulfillment Company” as a C-2 use in the Downtown and all Commercial

                 and Manufacturing zones. 

         B.    Receive comments concerning proposed standards to be applied in allowing the use

                 of storage containers/Conex boxes in Commercial and Manufacturing zones. 

         C.    Receive comments concerning a proposal to adopt standards regarding the RM-24

                 zone. 

         D.    Receive comments on subdivision of the property located at approximately 1200

                 North Main (Mountain Valley Village).

4.      Action on Public Hearings

         A.     Consider recommending approval of a proposed amendment to the Zoning Code

                 allowing “Shipping Fulfillment Company” as a C-2 use in the Downtown and all

                 Commercial and Manufacturing zones. 

         B.    Consider recommending approval of proposed standards to be applied in allowing

                 the use of storage containers/Conex boxes in Commercial and Manufacturing

                 zones. 

         C.    Consider recommending approval of a proposal to adopt standards regarding the

                 RM-24 zone. 

         D.    Consider recommending approval of subdivision of the property located at

                 approximately 1200 North Main, based on compliance with engineer review

                 comments (Mountain Valley Village).

5.      Conditional Use Permits

         A.    Leon Webb to request a Home Occupation Permit allowing him to conduct a

                 business called Cape Industries at 307 East 300 North (C-1 use, RM-11 zone).  This is

                 a business that sells on-line Christmas/Holiday products. 

         B.    Christine Marsh to request a Home Occupation Permit allowing her to conduct a

                 business called C&G Mobile Mechanic Service at 154 East 100 South (C-1 use, RM-

                 11 zone).

         C.    David and Heidi Teeples to request a Home Occupation Permit allowing them to

                 conduct an Airbnb business in the basement of their home at 550 West 500 North

                 (C-1 use, R1-10 zone).

         D.    Angie Jensen to request a conditional use permit allowing her to conduct a business

                 called Blended Beauty, a beauty salon to be located at 371 West 200 North

                 (Anderson Floral/Garden Center building)

                 (C-1 use, RM-11 zone).

6.      Waiver of Improvements

         A.    Chase Christensen to request that the Planning Commission recommend that the

                 City Council waive the requirement for curb, gutter sidewalk at a duplex he is

                 constructing at 256 North 600 East (RM-11, P-1 use).

7.      Project Review

         A.    Jared Cefalia and Rex Friant to present plans for a remodel and addition to the

                 building at 385 South Main for use as retail spaces and a drive-through business.

                 (D zone, C-1 use).

8.      Minutes Approval

         A.    Consider approving minutes of February 1, 2023.

9.      Other Business

10.     Adjournment

1.      Roll Call.  Roll call was answered by Lisa White, Susan Jensen, Wes Kirschner, Blaine Breinholt, Josh Peterson.  Zach Leavitt and Kendrick Thomas were excused. 

City Staff Present:    Deputy City Recorder Michelle Curtis.     

Others present:  Hope Christensen, Chase Christensen, Tooter Ogden, Marnee Winn, Kelly Winn, Daryl Hodgson, Ryan Hodgson, Marilee Harrion, Shane Harrison, Hannah Harrison, Greg Bean, Branden Anderson, Leon Webb. Michelle Olsen, Hadley Sorensen, Christine Marsh, Daryl Friant, Heidi Teeples, Jared Cefalia, Brennan Rees.

2. General Plan Discussion                                

         A.    Discuss RM-24 zone.

Josh Peterson said he has heard that perhaps the City Council feels like the RM-24 zone is too large of a zone for Richfield.   He would not be opposed to doing away with the RM-24 zone and creating an RM-18 zone.  Lisa White feels like the problem is not with density, but rather the total number of units.  If a property is large, it allows for a lot of units.  Having 40 units on a smaller piece of property is better than having 40 units on a larger piece of property and spreading out more.  She doesn’t like sprawl.  Last month it was proposed to limit the number of units to 72 in a development.  Maybe that is too high.  If the zoning is lowered to an RM-18, and the property is maximized, it will take up more land.  In the right places, high density is not a problem, but 120 units is a problem.

Josh Peterson thinks the overall size of the buildings by Wal-Mart is what is overwhelming.  What does this do to the first responders? 

Lisa White also said that we have been considering limiting the distance between multi-family projects in the RM-24 to a distance of 1000 feet.  When you look at it, that really is not very much.  It is only a little over two blocks.  It seems like maybe it should be at least ½ mile, 2630 feet between areas.  There needs to be some control, but maybe backing off the RM-24 is the wrong approach. 

Josh Peterson feels like getting rid of RM-24 and doing an RM-18 would be the same result reached a different way.  He wonders if the RM-24 actually comes out to 24-units per acre after it is built out.  With the requirements for open space, do they actually turn out to be an RM-18? 

It is noted that no matter what is done with RM-24 from this point on, the parcels that have been rezoned to RM-24 would not have to comply with any new standards as advised by the City attorney.  These parcels have all been working towards developing their projects and would be vested in their right to continue under the original standards for RM-24.

Wes Kirschner likes an RM-18 zone.  Josh Peterson said that this is his third year on the Commission and what he has noticed is that since the RM-24 was created, there are not a lot of requests for RM-11.  There have been a few that where changed to RM-11 for duplexes and 4-plexes on a smaller acreage.  Lisa thinks there is a benefit to a blend.  She doesn’t think it’s the density.

Lisa White wonders what the implications would be for going to RM-18 with the same stipulations that are in the RM-24, same percentage of open space, same parking, what does it come out to as a total number of units per acre versus what we allow right now.  Josh Peterson likes the idea of increasing the space between projects and also limiting the maximum number of units.  It was pointed out that a limit of 1000 feet between projects it really only 2-1/2 blocks.  Maybe the distance should be half a mile.

There was discussion about a possible moratorium on approving any more RM-24 zones until standards can be discussed and implemented; however, the Commission feels like if there were a cap of no more than 3 acres for a development, with a maximum of 24 units per acre and a cap of no more than 60 units for 3 acres, then that solves the problem. 

There was discussion whether there should be a minimum size of property to allow RM-24 projects.  A half acre could allow 10 units, although parking and open space requirements would likely limit that number. 

The minutes from last month don’t reflect that there was discussion about having tiered distances between projects based on project size.  In that meeting, the Commission felt like that was a good idea.

It was decided to propose scaling the distance between the projects.  For projects 1 acre or less = distance of ¼ mile (1320 feet); 1 to 2 acres = distance of ½ mile (2540 feet); and 2 to 3 acres = distance of ¾ mile (3960 feet).  Maximum number of units to be no more than 60 units. 

With the scaled distance, it doesn’t seem necessary to have a minimum acreage.   

The Commission feels like there are single lots around the City that could be used in this way, and small pockets of higher density would be alright if it is spread around town. 

A public hearing will be scheduled for next month with the guidelines discussed.    Michelle Curtis will prepare the language and e-mail it to each member for review. 

         B.   Discuss other General Plan items.

3.      6:30 p.m.  Public Hearings

Vice-Chairman Peterson advised the public that this is the public hearing portion of the meeting and it is the public’s chance to give comments.  They need to come to the podium, state their name, and limit their comments to 3 minutes. 

         A.    6:33 p.m.  A public hearing was opened to receive comments concerning a proposed amendment to the Zoning Code allowing “Shipping Fulfillment Company” as a C-2 use in the Downtown and all Commercial and Manufacturing zones. 

It was explained that the purpose of this it to add the following definition to the Commercial Use Table in the zoning Code:

         “Shipping Fulfillment Company.  A shipping fulfilment company is an organization that

         processes the receipt, packing, delivery and return of customer orders for businesses. 

         Shipping fulfillment companies enable businesses to outsource their order fulfillment,

         including goods in, warehousing, pick and pack, and shipping and returns.:

It is proposed that this use be allowed a s a C-2 use in the d, CS, G, MD, and MG Zones. 

This will basically apply to on-line businesses where a business receives a product and then repackages it to send out to a customer.   

There being no public comments.  The public hearing closed at 6:35 p.m.

         B.    6:35 p.m.  A public hearing was opened to receive comments concerning proposed standards to be applied in allowing the use of storage containers/Conex boxes in Commercial and Manufacturing Zones. 

A synopsis of the proposed ordinance was explained as follows:  A storage container is temporary and allowed during construction or for a period of 90 days.  There would be one per site or one additional per acre up to a up to a maximum of five units.  They have to be kept out of public rights-of-way, landscaping, parking areas, front set-back areas.  There is a limitation on size which would be a standard portable storage container.  They cannot be stacked and must to screened or painted to complement adjacent structures.  A business cannot be run out of a storage container, they are secondary to the purpose of the main business.  They have to be placed on a stable base as required by the building inspector.  This applies only to commercial and manufacturing zones.  They are disallowed in residential zones. 

There being no public comments, the public hearing was closed at 6:37 p.m.

         C.    6:37 p.m.  A public hearing was open to receive comments concerning a proposal to adopt standards regarding the RM-24 zone.  Items to be addressed:  Minimum of 1000 feet between  properties zoned MR-24, minimum property size of 1 acre, maximum property size of 3 acres, with a maximum of 72 units. 

It was explained that in view of the discussion earlier in the meeting, the Planning Commission has decided they would like to hold a public hearing next month to propose some different standards than what was being considered for this public hearing. 

Greg Bean:  Mr. Bean said he likes what he heard in the discussion at the beginning of the meeting.  He reminded that there is a General Plan that was almost ready for approval when he was still on the Commission.  The City Council is in the process of reviewing that and hopefully it will be approved soon.  He said the formulated General Plan Map included high-density zoning.  He knows the things talked about in this meeting are applicable city-wide, but will there be some language or recognition that there is a contemplated area for high density along with these other restrictions.  He believes as long as there is an ordinance in process, then the provisions can be applied retroactively, but the Commission has to have settled on what they are first.  He advises the Commission to keep that in mind. 

Chase Christensen.  Mr. Christensen approached the City a year ago and had their lot rezoned to RM-11.  Things changed with interest rates and building costs.  They have been discussing their project with contractors who have suggested that they do a 4-plex instead of a duplex.  In the RM-11 zone, they don’t have the required amount of property but they would have with the RM-24 zone.  He knew that the Planning Commission had been proposing that there would be a minimum acreage requirement of 1 acre to be in the RM-24 zone.  He has .32 acre.  The Commission responded that they are no longer going to propose a minimum acreage requirement.

Daryl Hodgson.  Mr. Hodgson asked if the proposed standards, as discussed earlier in the meeting, will be posted somewhere.  He was told it will be set out in the public notice which has to be posted on-line at least ten days before the next public hearing.  The recording of this meeting should be posted within three days of this meeting on the Utah Public Notice website.    Mr. Hodgson was told that the project he is working on has already been approved at an RM-24 and he is actively working towards getting the conditional use permit; therefore, his project will not be affected by these standards.  Mr. Hodgson said they are trying to phase the development.  (This project is proposed to be north of the hospital.)

There being no other public comments, the public hearing closed at 6:43 p.m.

         D.    6:43 p.m   A public hearing was open to receive comments on a subdivision of the property located at approximately 1200 North Main.  (Mountain Valley Village)

Daryl Hodgson and Ryan Hodgson were present.  Daryl Hodgson explained that a portion of the property is zoned commercial (next to Main Street) with an RM-24 zone to the east, and then the RM-11 zone on the east side of the property.  The north part of the property along Flying J Drive and 500 East is zoned commercial as well.  They have been working on this for about a year, going through concept plan, annexation, and establishing zoning.  This item is for the initial subdivision so it will be divided into the parcels as shown on the plat.  They will put in all of the roads and infrastructure and then each super-pad will be subdivided into separate parcels with individual subdivision applications.    

The total property is 56 acres.   RM-24 is shown at approximately 9.15 acres and the RM-11 at approximately 11.25 acres.  This is from the centerline of road, so it won’t be the final buildable area.

There being no public comments, the public hearing closed at 6:46 p.m.

4.      Action on Public Hearings

         A.    Consider recommending approval of a proposed amendment to the Zoning Code allowing “Shipping Fulfillment Company” as a C-2 use in the Downtown and all commercial and manufacturing zones. 

Lisa White motioned to recommend approval of an amendment to the Zoning Code allowing “a definition for “Shipping Fulfillment Company” as a C-2 use in the Downtown and all Commercial and Manufacturing Zones.  Wes Kirschner seconded the motion.  Those voting aye:  Josh Peterson, Wes Kirschner, Blaine Breinholt, Susan Jensen, and Lisa White.  Those voting nay:  None. The motion carried.   

         B.    Consider recommending approval of proposed standards to be applied in allowing the use of storage containers/Conex boxes in commercial and Manufacturing Zones. 

Blaine Breinholt motioned to recommend approval of proposed standards to be applied in allowing the use storage containers/Conex boxes in Commercial and Manufacturing Zones.   Lisa White seconded the motion.   Those voting aye:  Josh Peterson, Wes Kirschner, Blaine Breinholt, Susan Jensen, and Lisa White.  Those voting nay:  None. The motion carried

         C.    Consider recommending approval of a proposal to adopt standards regarding the RM-24 zone. 

Lisa White motioned to table this item pending proposed changes as discussed in item 1 above.  A public hearing will be held next month.  Susan Jensen seconded the motion.    Those voting aye:  Josh Peterson, Wes Kirschner, Blaine Breinholt, Susan Jensen, and Lisa White.  Those voting nay:  None. The motion carried

         D.    Consider recommending approval of a subdivision of the property located at approximately 1200 North Main, based on compliance with engineer review comments.   (Mountain Valley Village). 

Daryl Hodgson, Ryan Hodgson, Shane and Hannah Harrison, and Marilee Harrison were present.  They have been provided comments from the DRC and will comply with those. 

This subdivision divides the property so that it sets the zoning boundaries.  They do show street names that they would like to use for the subdivision.  Sevier County Road Department approves street names and addresses.  Michelle Curtis spoke with Cydney at the Road Department.  Cydney said these names would be alright, but once they submit the plat for recording, they can’t decide to change the names.  The proposed names are Jenson Lane, Gordon Street, Waimea Way, and Harrison Blvd.  Daryl Hodgson said they haven’t talked with the Harrisons about naming the street Harrison Blvd, but they will talk to them and make sure that it is alright with them.   Harrisons are the original owners of a portion of this property.  Marilee Harrison is present and said the street name is fine with her.    

Lisa White motioned to recommend approval of the subdivision of property located at approximately 1200 North Main, based on compliance with engineer review comments.  Blaine Breinholt seconded the motion.    Those voting aye:  Josh Peterson, Wes Kirschner, Blaine Breinholt, Susan Jensen, and Lisa White.  Those voting nay:  None. The motion carried.

5.      Conditional Use Permits

         A.    Leon Webb to request a Home Occupation Permit allowing him to conduct a business called Cape Industries at 307 East 300 North (C-1 use, RM-11 zone) (changed address to 371 East 400 North).  This is a business that sells on-line Christmas/Holiday products. 

Leon Webb was present.    Mr. Webb said he wants to change the name of the business to North Pole Bottle Company.   He puts a picture of reindeer on a bottle and then it can be filled with milk as “reindeer milk” to put out for Santa’s reindeer.  He has done this for years as a hobby and did this for his kids.  Other people have heard of this and asked him to do it for them.  They set out the reindeer milk and carrots for the reindeer rather than cookies.  He does not fill the bottles with anything.  He was thinking he would like to try to sell these on-line along with a few other novelties.    

He has changed the business address to 371 East 400 North.  Michelle Olsen owns this home.  She is present in this meeting and said she consents to him using her basement to conduct the business.  This will be an on-line shipping business only.   There will be no retail sales at this address.  He will go to the Christmas boutiques and maybe have a rack at a commercial store.  He makes these bottles from 2:00 a.m. to 6:00 a.m. or in the evening because he has a day job.

He uses paint markers to draw on bottles.  There is no equipment.  He hopes at some point to have them screen printed, but that will be done by an outside contract source.   They won’t do any handling other than ordering bottles and then will pack them up to ship them out.  There will be no employees.  The impact to the neighborhood will be minimal.  The driveway is very deep, and so off-street parking is adequate and will not be a problem. 

Lisa White motioned to approve Leon Webb’s request for a Home Occupation Permit allowing him to conduct a business called North Pole Bottle company to be located at 371 East 400 North.  Susan Jensen seconded the motion. Those voting aye:  Josh Peterson, Wes Kirschner, Blaine Breinholt, Susan Jensen, and Lisa White.  Those voting nay:  None.  The motion carried.

         B.    Christine Marsh to request a Home Occupation Permit allowing her to conduct a business called C&G Mobile Mechanic Service at 154 East 100 South (C-1 use, RM-11 zone).

Christine Marsh was present.  This is a mobile mechanic shop.  This is her mother’s residence, and she has consented to the use of this address for the business.   They will park the truck in the back of the home where there is plenty of room.  This is not a big truck, a ’77 Chevy pickup.  All of the work is done at the customer’s location where they will service trucks, do engine swaps, etc.   They share the driveway with Daniel Jacobson. 

As far as discarding, they will use their neighbor Daniel Jacobson’s barrels.   They will not bring it back to the property.  They will take fluids somewhere like Auto Zone or Wal-Mart where it can be recycled.   The rest of the discard they will take to the recycling center. 

Her husband will be certified. 

Blaine Breinholt motioned to approve Christine Marsh’s request for a home occupation permit allowing a business called C&G Mobile Mechanic Service at 154 East 100 South with the condition that the repair truck will be parked off the street and waste will be taken care of off-site.  Lisa White seconded the motion.  Those voting aye:  Josh Peterson, Wes Kirschner, Blaine Breinholt, Susan Jensen, and Lisa White.  Those voting nay:  None.  The motion carried.

         C.    David and Heidi Teeples to request a Home Occupation Permit allowing them to conduct an Airbnb business in the basement of their home at 550 West 600 North (C-1 use, R1-10 zone).

Heidi Teeples was present.  She owns this home.  The basement has an outside entrance in back.  There is a big family room, two bedrooms, and one bathroom.  They are creating a kitchen area.  There is a 3-car-wide driveway, so there is plenty of off-street parking.  There is access to the back of the property from both sides.   They will park in front of the garage. 

Wes Kirschner asekd as a separate side note, is there any way to make sure that people actually park in the driveway?  Michelle Curtis said the City doesn’t necessarily police that, but parking problems are dealt with on a complaint basis. 

Mrs. Teeples will also offer speech language services out of her home.  She does not need a separate business license for this.   This would be done upstairs in her home, after school, brief appointments, similar to a piano lesson. 

Lisa White motioned to approve David and Heidi Teeples’ request for a Home Occupation Permit allowing them to conduct an Airbnb (short-term rental) business in the basement of their home at 550 West 600 North, as presented, contingent upon compliance with Code regulations.  Blaine Breinholt seconded the motion.  Those voting aye:  Josh Peterson, Wes Kirschner, Blaine Breinholt, Susan Jensen, and Lisa White.  Those voting  nay:  None.  The motion carried.

         D.    Angie Jensen (Hadley Sorensen) to request a conditional use permit allowing her to conduct a business called Blended Beauty, a beauty salon to be located at 371 West 200 North (Anderson Floral/Garden Center building) (C-1 use, RM-11 zone).

Angie Jensen and Hadley Sorensen were present.  This salon will be located in the round octagon portion of the Anderson Garden Center building.   There are two water hook-ups for the sink.  It will be accessed by an outside entrance that will be added to the building.  There are three part-time employees.  It appears that there are ten parking spaces on 200 North.  There are also approximately 20 parking spaces on the west side of the building that is used for the garden center.  They anticipate a maximum of six people in the salon at the same time and that will be rare. 

Blaine Breinholt motioned to approve a Conditional use Permit allowing a business called Blended Beauty to be located at 371 West 200 North.  Wes Kirschner seconded the motion.  Those voting aye:  Josh Peterson, Wes Kirschner, Blaine Breinholt, Susan Jensen, and Lisa White.  Those voting nay:  None.  The motion carried.

6.        Waiver of Improvements

            A.    Chase Christensen to request that the Planning Commission recommend that the City Council waive the requirement for curb, gutter sidewalk at a duplex he is constructing at 256 North 600 East (RM-11, P-1 use).

Chase and Hope Christensen were present.  Mr. Christensen said the property north of this property is undeveloped.  White’s Meat Cutting is located to the south.  They had planned to do a duplex on this property but are now contemplating doing a 4-plex if a zone change is approved.  Regardless whether a duplex or a 4-plex, the Zoning Code requires installation of a fence around the property.  They are planning to do a fence but they are hoping they could do something that would be less costly than a block wall.  The Zoning Code does give the Planning Commission authority to allow a fence other than block if the fence provides an adequate buffer.

They are also asking that the requirement for curb, gutter, and sidewalk be waived.  There are no other street improvements on this street.    The Zoning Code allows the Planning Commission can make a recommendation to the City Council regarding this request. 

If a zone change is approved next month, they will do the 4-plex.  They will provide two parking spaces inside of garages and then there are 8 other spots for a total of 10 spaces.   Michelle Curtis mentioned that the applicants need to be aware that a 4-plex requires compliance with certain building code requirements such as fire sprinklers. 

Blaine Breinholt does not think street improvements should be waived.  We have that requirement so that the City can be improved.  There is a curb and gutter on the corner.

Mr. Christensen wondered if it is something that could be waived until the rest of the street develops. 

Blaine Breinholt said it is difficult to get it once a development has happened.   For now, it would become a stand-alone sidewalk, but over time the areas are joined up and there is an entire block with sidewalk. 

Wes Kirschner said he is stuck in the middle of this because he had to do street improvements when he built his home.  In his case it serves a little bit of purpose going east and none to the west.  It does improve the neighborhood and his property and he partially agrees with Blaine Breinholt.   The adjacent property might not get anything on it for ten years, but at least it is started and then the next person will have to do their portion.  But when it is waived, then maybe everybody gets waived. 

Lisa White suggested perhaps it’s waived for the time being and then when the next property they are both required to put it in.

Michelle Curtis said that the City has started creating Development Agreements which set out  requirements for developments and a timeline for improvements.  If the property sells, the Development agreement would go with the property. 

Wes Kirschner said in his situation he had to put in the improvements and it was hard; however, he would hate to have lived in his house as long as he has and now have to come up with $15,000 to do the improvements.  He would rather do it at the time of construction rather than have to figure out how to pay for it years down the road.

Mr. Christensen said he feels like if they could get a temporary waiver, then as they generate money from the rentals, they would be able to pay for it down the road. 

Josh Peterson said he wonders if you put something in the middle of the block, what are the chances the elevations will work out.  Blaine Breinholt said if it is engineered correctly, it should.  There was discussion that it still feels like if a curb is put in and neighbors don’t have a curb, then where does the drainage go?  It seems like it will end up in a puddle in front of the next-door neighbor.   

There is a provision in the Code where a person can ask for a waiver of improvements, but Blaine Breinholt points out that requiring street improvements was put in there for a purpose.

Wes Kirschner said a problem he has with waivers is that some people are granted waivers and others aren’t.  When he put in his improvements, there was another contractor in town who was subdividing lots and he was granted a waiver.  The City needs to be consistent. 

Lisa White said she likes the idea of having a happy medium where it isn’t exactly a waiver but where they are required to put it in within a certain amount of time, maybe two years, or when adjacent sidewalk is developed, whichever happens first.  

Because the Christensens will be asking for a zone change next month, this will question will be discussed at that time.

Lisa White motioned to table this item until next month when the zone change is addressed.   Wes Kirschner seconded the motion.  Those voting aye:  Josh Peterson, Wes Kirschner, Blaine Breinholt, Susan Jensen, and Lisa White.  Those voting nay:  None.  The motion carried.

7.      Project Review

            A.    Jared Cefalia and Rex Friant to present plans for a remodel and addition to the building at 385 South Main for use as retail spaces and a drive-through business.   (D zone, C-1 use).

Daryl Friant and Jared Cefalia were present.  This plan is for remodeling and addition onto the old tire store located at 385 South Main street.  (He will demo most of the building.)  The building will be used to rent out retail spaces and also a drive-through business on the south side.  Josh Peterson advised that UDOT has reviewed these plans and is agreeable with the plan as far as the drive-through.  UDOT was concerned about customer traffic going through the existing southern-most driveway on Main Street.  The developer will close the southern-most existing entrance on Main Street.  Customers will enter the northern entrance and that will leave plenty of stacking room for the drive-through on the south side.  Cars will go to the east before they exist onto 400 South.   

The plan shows 36 parking spaces.  Depending on the type of businesses that locate there, the requirement could be for 1 space per 200 square feet for retail services or 1 space per 400 square feet for personal services or a professional office.  He has been approached by an engineering firm who would want two of the units.  An engineering office would need 1 parking space for each 400 square feet.  They have calculated the parking assuming retail sales.  The building will be around 8000 square feet which would require 40 spots.  They have provided 37 spaces easily.    They could fit a few more spaces if they need to. 

It is difficult to establish parking requirements without knowing what type of businesses will be there.  Mr. Cefalia said they can accommodate more parking spaces if he needs to because there is 30 feet in the back.  He was told that needs to be used to meet the landscape requirement.  Mr. Friant said they can easily get enough spots to cover the ratio of 1 parking space for 200 square feet. 

The dumpsters will be at the northeast corner.  They probably only need one dumpster.

Building elevations are shown.    

As far as the drive-through there is a distance of 13 feet behind between the building and the property.  There will be curbing on 400 South.  They will do landscaping on the southeast corner of the lot and also the island at the southwest corner of the building.

They have provided a drainage report which will be reviewed by the City engineer. 

Lisa White motioned to approve Jared Cefalia’s plans for the remodel and addition to the building at 385 South Main for use as retail spaces and a drive-through business, contingent on meeting engineer review requirements.  Blaine Breinholt seconded the motion.   Those voting aye:  Josh Peterson, Wes Kirschner, Blaine Breinholt, Susan Jensen, and Lisa White.  Those voting nay:  None.  The motion carried.

8.      Minutes Approval

         A.    Consider approving minutes of February 1, 2023. 

Lisa White would like the following added to the discussion concerning RM-24 last month:  “There was also discussion concerning having tiered distances between projects.”   Also, item 7 regarding annexations it should be noted that it is difficult to annex something when there is no information about what the intended use is.

Lisa White motioned to approve the minutes of February 1, 2023, as amended.  Susan Jensen seconded the motion.  Those voting aye:  Josh Peterson, Wes Kirschner, Blaine Breinholt, Susan Jensen, and Lisa White.  Those voting  nay:  None.  The motion carried.

9.      Other Business

10.     Adjournment.   The meeting adjourned at 7:53 p.m.

PASSED AND APPROVED on the 3rd day of May, 2023.

/s/ Michelle Curtis

Deputy City Recorder