Minutes – 06.01.2016

COUNTY OF SEVIER 
CITY OF RICHFIELD
 
 
                                                                                    At the Planning Commission
                                                                                    In and For Said City
                                                                                    June 1, 2016
 

Minutes of the Richfield City Planning Commission meeting held on Wednesday, June 1, 2016, at 6:00 p.m., Chairman Brion Terry, presiding.
                                                                                                                   
           1.   Roll Call.
           2.   Minutes Approval:  Consider approving minutes of May 4, 2016.
           3.   Public Hearing: 
                  A.  Receive comments concerning amending the Zoning Code as it pertains
                  to rules concerning the keeping of chickens.
           4.    Sevier Valley Medical Center:  Review planned additions at the hospital. 
                  The additions will house a new Women’s Center and an expanded
                  Emergency Department.
           5.    Plat Amendment:  Consider recommending to the Council that it approve an
                  amendment to the Willow Creek Expandable Condominium Development
                  which is located north of the Sevier Valley Center.
           6.    Zoning Code Amendment:  Discuss possible changes to the Zoning Code
                  pertaining to the keeping of chickens.
           7.    Other Business: 
                  A.  Discuss the General plan and Master Transportation Plan.
                  B.  Other items.                                                                      
           8.   Adjournment
                                                                                                                                  
 1.  Roll Call.  Roll call was answered by Brion Terry, Steve Kunzler, Greg Bean, Jeff Albrecht, David Mower, and Lisa White.  Monte Turner was excused.
 
City Staff Present:   Zoning Administrator Gaylen Matheson and Deputy City Recorder Michelle Curtis.    
 
Others present:  Carson DeMille, Trevor Gadd, Sam Steed, Angie Stubbs,  Kay McIff, Blake Zobell, Cindy Ledbetter, Miguel Echeverria, William Purkey, and Jamie Purkey.
 
2.   Minutes Approval.   The minutes of May 4, 2016, were reviewed.   Page 3, line 10 “to market” will be changed to “the market.”  Page 3, line 26 the following sentence will be deleted:  “The matter was tabled.”   Lisa White motioned to approve the minutes of May 4, 2016, as amended.   Greg Bean seconded the motion.  The motion carried.  
 
3.   Public Hearing:  6:10 p.m.    
           A.  A public hearing was opened to receive comments concerning amending the Zoning Code as it pertains to rules for keeping chickens.  Currently, chickens are allowed in the F-1, RR-5, and RR-1 zones, and are limited to 25 chickens and no roosters.  A previous Commission had made the following recommendation :
 
              1.  Maximum of 6 chickens.
              2.  No roosters.
              3.  Annual fee of $30.
              4.  Coop to be a maximum 6 feet tall.
              5.  Coop to be 3 feet off the property line.
              6.  Coop to be no closer than 25 feet to a neighboring dwelling.
              7.  Coop to be covered and predator proof.
              8.  Feed to be kept in a container that is predator- and rodent-proof.
              9.  Coop to be kept clean and odor free.
            10.  License to be reviewed upon receipt of complaints and license can be revoked.
 
 
Cindy Ledbetter commented that she would like see the Zoning Code changed as it pertains to chickens.  She believes it would benefit the City to allow chickens to be located in a broader range rather than the zones where it is now allowed.  As far as the above previous recommendation, she thinks it is outlined so that they won’t cause a nuisance.  She doesn’t think a licensing fee is necessary, but if there is a fee she suggests a fee of $10.  However, she wonders if it would cost more administratively to enforce the fee annually.  A family who has six chickens isn’t making money, but would just be feeding their family.  The others present in the audience for the public hearing seem to be of the same opinion and are in favor of allowing chickens in most zones.  There were no comments against changing to the ordinance regulating chickens. 
 
Blake Zobell was previously a member of the Planning Commission which had proposed the above recommendation.  His suggestion is that chickens are allowed by Conditional Use Permit.  They would have to be caged with the cages being kept clean so they are not a nuisance.  Six chickens could be allowed with no roosters, and then they need to be located 25 feet from a neighboring dwelling.  It seems like these regulations would control chickens as far as a nuisance
 
He also recommends allowing chickens in all zones because if the other regulations are imposed, it would be difficult for smaller lots to have chickens.   He thinks the set-back requirements would regulate chickens somewhat. 
 
As far as licensing, Blake Zobell said when the original recommendation was made, it was thought that requiring a fee might soften the request for allowing chickens and also offset the cost of enforcement a little bit.  But he thinks that the City would spend more money sending out notices and trying to collect $10 than would be recouped in fees.
 
Angie Stubbs is a real estate agent in the area and in selling homes, she does see quite a few people who would like to have chickens.  She would be opposed to imposing a fee. 
 
Jamie Purkey stated she thinks that requiring a $10 fee could be cost prohibitive for some who would like to have chickens.
 
Greg Bean suggests that chickens could be allowed without a fee and then if they become a problem, the City could consider implementing a fee in order to control it.  If they aren’t a problem, why would we want to worry about it?  Brion Terry also thinks a fee should not be required.  Lisa White would recommend a $10 fee because it adds a little bit of administrative justification.  Jeff Albrecht thinks a $10 fee would be advisable.  David Mower thinks a fee would be advisable as well because it gives people incentive to come in. 
 
It is recommended that if there is a change to the ordinance, the public needs to be made aware of what the rules are. 
 
There are no further public comments.  The public hearing was closed at 6:29 pm. 
 
 
4.       Sevier Valley Medical Center:  Plans were reviewed for proposed additions at the hospital.  The additions will house a new Women’s Center and an expanded Emergency Department.
 
They will be finishing a parking area which is north of the hospital.  That will require them to pipe and cover the Cottonwood Wash in order to access the new parking lot.  They will connect to the 42” pipe that already goes under the highway. 
 
As far as DRC comments, there will be 427 parking stalls.  They are adding 64 spaces and it looks like they will lose 30 or 40 spaces with the proposed additions.  Therefore, there is a net gain of maybe 34 spaces. Gaylen Matheson will have the architect show how many spaces they gain and how many spaces they will have on the campus. 
 
The Women’s Center will have three delivery rooms, a waiting room, an office, a storage room, and a utility room.  The nursery will also be moved to this area.  There are two stress test rooms.  Those patients and families will go in an entrance for the Women’s Center and won’t have to go through the whole hospital. 
 
 The plan shows parking lot lighting.  There are also lights on the building which will add to the parking lot lighting. 
 
They will reach out to their engineer Gary Blazzard and have him show the spaces lost and gained. 
 
 
5.       Plat Amendment:  Consideration is given to a request recommending that the Council approve an amendment to the Willow Creek Expandable Condominium Development which is north of the Sevier Valley Center.  Kay McIff, Carson Demille, Trevor Gadd, Sam Steed and Angie Stubbs are present. 
 
Mr. McIff said this has been a lengthy complicated effort.  There are four apartment/condominium buildings located north of the parking lot at the Sevier Valley Center.  There is also some vacant property located east of the apartment buildings and north of the Sevier Valley Center parking lot which has been platted for more apartments/condos.  A deal has been reached where the vacant property can be purchased and developed as additional parking for the Sevier Valley Center.  This will require an amendment of the plat. 
 
This has been a complicated issue as the apartment buildings and the vacant property have been part of a condominium project with multiple owners, as well as bankruptcies and foreclosures.  It has been a challenge in finding the appropriate people to enter an agreement and sign the plat.  After a great deal of effort, that has been accomplished and the vacant property will be purchased by the school district and Snow College, with some involvement from the State Legislature.  The property will be developed as a parking lot for the Sevier Valley Center.   All owners have signed a Memorandum of Understanding. 
 
As far as drainage for the property, there will be underground dry wells.  Carson DeMille said they will calculate drainage including all of  the existing concrete parking lot and the roofs of two of the buildings.  The other two building roofs drain onto their grass.  Steve Kunzler said that originally the project was designed so there would be a drainage area on the east.  Mr. DeMille said they will have receptacles at the west area and the south east area.  They will make sure they include all of the area that was originally supposed to be served by drainage.    
 
Mr.  McIff said 650 West Street will also be finished to serve as an access for the proposed parking lot.  This will be a section of street that is west of the football field and east of the dormitory.
 
Next to the Sevier Valley Center, there is a parking area for buses.  The Commission wondered why 650 West Street does not continue through to that area and then exit going west.  Sam Steed explained that the area is designated as a one-way street going east because it is used by buses only.  It is kept as a secure area with limited vehicular access for student safety.  Also, some of the events that are hosted at the Sevier Valley Center require a secure area for parking.  They have to have an area that is off-limits to general public.  There was discussion concerning the possibility of gating that one-way bus exit lane. 
 
They are still looking at different arrangements for the parking area, sidewalks, and entrances in trying to anticipate what way their patrons will want to walk. 
 
Their original request is for the property to be designed as two parcels.  However, ultimately there will actually be three parcels because the existing condominiums and parking area will be parcel A, Sevier School District will own a small parcel which is parcel B, and the remainder parcel C will be owned by Snow College.  They were told that the three parcels need to be shown on the plat at this time or else they will need to amend the plat again.   
 
Jeff Albrecht motioned to recommend that the City Council approve the requested plat amendments with the changes discussed to the Willow Creek Expandable Condominium Development.  Steve Kunzler seconded the motion.  The motion carried unanimously.    
 
Blake Zobell wanted to pointed out that this apartment/condominium project is a good example of the problems that are encountered when the City agrees to allow a developer to piecemeal requirements and enters into waivers.  Originally the Planning Commission wanted the parking lot and landscaping done with the first phases of the apartment project.  Also, the Commission tried to get them to complete 650 West. Those things were waived to be completed with later phases of the apartment project.  Those later phases never came, and so those improvements were never completed.  It is hard to enforce things after the fact.   
 
Sam Steed stated that Kay McIff, as a legislator, has worked very hard to see this accomplished, and Mr. Steed would like to commend Mr. McIff and thank him for his efforts.  He would love to see 650 West named McIff Lane.    
 
 
6.       Zoning Code Amendment:  A discussion was held concerning possible changes to the Zoning Code pertaining to the keeping of chickens.  (See the above public hearing.)
 
 The Commission is in agreement with all of the items as set out in item no. 3 other than the recommendation to charge a $30 fee. 
 
The suggestion is that chickens would have to be located 25 feet from a residence on an adjoining lot.  Brion Terry would like to see that changed to 25 feet away from a residence or business structure.
 
It is agreed that chickens should be allowed in all zones. 
 
Steve Kunzler motioned to recommend that the Zoning Code be changed to allow chickens in all zoning districts with the following restrictions: 
              1.  Maximum of 6 chickens.
              2.  No roosters.
              3.  Annual fee of $10.  (The Commission is split evenly as to whether or not this should
                   be charged.)
              4.  Coop to be a maximum 6 feet tall.
              5.  Coop to be 3 feet off the property line.
              6.  Coop to be no closer than 25 feet to an occupied structure.
              7.  Coop to be covered and predator proof.
              8.  Feed to be kept in a container that is predator- and rodent-proof.
              9.  Coop to be kept clean and odor free.
            10.  License to be reviewed upon receipt of complaints the license can be revoked.
 
 Lisa White seconded the motion.  The motion carried unanimously.
 
 
7.       Other Business: 
           A.  Discuss the General Plan and Master Transportation Plan.  Greg Bean has submitted recommended revisions to the General Plan.  Those were e-mailed out to Commission members for their review.  Commission members will review his draft and add their comments.  The Commission will review it at future Commission meetings when those meetings have a light agenda and end earlier in the evening.  Work meetings also be held.  The Commission could take one section of the Plan and go through the section together.  It could be shown on the big screen so everybody can see it while insertions and deletions are made.
 
For the next Planning Commission meeting, Greg Bean suggests that Commission members be prepared to discuss the first part of the Plan through the section titled Community Vision.  Lisa White has reviewed and added her comments to Greg Bean’s draft of proposed changes to the General Plan.  She will e-mail her edits to Planning Commission members for review. 
 
           B.  Other items.  It was suggested that the Commission might want to consider
amending the Zoning Code to ensure that developments provide some green space. 
 
          
 8.   Adjournment .  The meeting adjourned at 8:20 p.m.
 
PASSED AND APPROVED on the 6th day of July, 2016.
 
/s/  Michelle Curtis_
       Deputy City Recorder