5:07:20 PMCOUNTY OF SEVIER
CITYOF RICHFIELD
At the Planning Commission
In and For Said City
July 2, 2014
Minutes of the Richfield City Planning Commission meeting held on Wednesday, July 2, 2014, at 6:00 p.m., Chairman Brion Terry, presiding.
1. Roll Call.
2. Minute Approval.
3. Public Hearing:
a. Display Sales.
4. Zoning Code:
a. Motion concerning display sales.
5. Retail Business (Tractor Supply:
a. Request for reduction in the number of parking spaces.
b. Discussion and motion concerning required street improvements along
1300 South going to 100 East.
6. Other Business:
a. Discussion concerning use of One-Way Ministry (former Topsfield Lodge)
at 1180 South Cove View Road.
7. Adjournment.
1. Roll Call. Roll call was answered by Steve Kunzler, Pat Hansen, Brion Terry, Greg Bean, Monte Turner, David Mower, and Jeff Albrecht.
City Staff Present: Zoning Administrator Gaylen Matheson and Deputy City Recorder Michelle Curtis.
Others present: John Spendlove
2. Minutes Approval. The minutes of June 4, 2014, were reviewed. David Mower motioned to approve the minutes of June 4, 2014. Greg Bean seconded the motion. The motion carried unanimously.
3. Public Hearing. 6:12:26 PM
a. A public Hearing was held concerning a revision to the Table of Uses for Non-Residential Districts as it pertains to Commercial Retail Businesses and the possibility of allowing the display of goods, services, or products in open, unenclosed areas. Chairman Terry advised that this matter was brought to the attention of the Commission at last month’s meeting. The Commission wanted to receive comments concerning amending the Code to allow display of goods as a conditional use.
John Spendlove is representing Tractor Supply Company which is a retail business planning to construct a store here in Richfield. These stores typically use outdoor displays for some of their goods and equipment. The Zoning Code does not allow that. Tractor Supply would like to see a change made in the Zoning Code which would allow outdoor displays. If allowed as a conditional use, the City would still be able to put conditions on businesses and maintain some control.
There being no further public comments, the public hearing was closed at 6:14:44 p.m.
4. Zoning Code. Discussion was held concerning the above public hearing that was held for the purpose of receiving comments concerning an amendment to the Zoning Code which would allow the outdoor display of goods, services, and products in open, unenclosed areas. It is proposed that the Code be changed as follows:
Page 269 (Allowed as C-1 use in D, C-S, and C-G zones)
Commercial Retail Business – Community. A retail business that occupies a floor area of less
than 80,000 square feet, a retail shopping facility that has at least two anchor tenants if the total
number of anchor tenants in the shopping facility occupy a total floor area of less than 150,000
square feet; or a grocery store that occupies a floor area of less than 30,000 square feet.Retail
Business – Community, specifically excludes all These businesses may include sales,
accessory uses, and service uses that typically display goods or services, or store goods
or product in open, unenclosed areas, including but not limited to, automotive, truck, recreational
vehicle, trailer, and manufactured home sales lots, repair yards, open storage areas, and all
similar outside display and storage areas of goods, materials, equipment, and vehicles.
Page 269 (Allowed as C-2 use in C-S and C-G zones)
Commercial Retail Business – Regional. A retail business that occupies a floor area of
more than 80,0000 square feet, a retail shopping facility that has at least two anchor tenants
if the total number of anchor tenants in the shopping facility occupy a total floor area of more
than 150,000 square feet; or a grocery store that occupies a floor area of more than 30,000
square feet. Retail Business – Regional, specifically excludes all These businesses may include
sales, accessory uses, and service uses that typically display goods or services, or store goods
or product in open, unenclosed areas, including but not limited to, automotive, truck, recreational
vehicle, trailer, and manufactured home sales lots, repair yards, open storage areas, and all
similar outside display and storage areas of goods, materials, equipment, and vehicles.
There has been discussion that several businesses use outdoor displays. Changing the ordinance will allow them to be in compliance.
Monte Turner motioned to recommend that the City Council amend the Zoning Code to allow the outdoor display of goods or services, or storage of goods or product in open, unenclosed areas as set forth above. Jeff Albrecht seconded the motion. The motion carried unanimously.
5. Retail Business (Tractor Supply):
a. Tractor Supply – Parking. John Spendlove is representing Tractor Supply Company. They are preparing plans to be submitted for approval of the construction of a retail store at 70 West 1300 South. While in the process of preparing the site plan, it became apparent that the Zoning Code requires one parking stall per 200 square feet of building area. The building is just under 22,000 square feet which would require 110 parking stalls. They are requesting a reduction of parking spaces to 70. Section 1912 of the Zoning Code states as follows:
Requests to reduce off street parking requirement(s) or reduce parking space size may be granted
by the Land Use Authority with Application approval, if the applicant shows:
1. …
2. A reduced number of off-street parking spaces will meet the demands of the proposed use
without increasing traffic or on-street parking problems in adjacent areas and neighborhoods.
Mr. Spendlove presented data for existing Tractor Supply Stores. Generally, their stores have 65 to 85 parking stalls which has been adequate at other locations. None of the parking stalls will be used for display of merchandise. Store employees will use part of the 70 parking spaces. They are not developing the whole parcel so if the City requires more stalls, they have the space for them; however, based on data from their other stores, they typically don’t need more than 65 to 85 spaces. They are requesting the reduction based on their experience with their other stores. This is a national company.
Jeff Albrecht suggested the reduced parking might be justified by computing required number of parking spaces using the net retail space as opposed to the gross square footage of the building. That would reduce parking spaces from 110 to 78 spaces which seems reasonable. Where they have stores in 45 states, and have shown that the number of parking spaces at those stores is adequate, it might be feasible to adjust the requirement.
Tractor Supply is similar to IFA. Gaylen Matheson counted the parking spaces in IFA’s parking lot. There are 120 parking spaces, 35 of which were loaded with display. They were using a total of 18 spaces for parking. He would guess that they might use as high as 40 spaces for parking at busy times.
Jeff Albrecht motioned to allow a reduction in the required number of parking spaces for Tractor Supply Company. The parking stalls will be reduced from 110 to 78 parking stalls, computing that number based on the net retail square footage rather gross square footage, and based on the data provided for their other stores. Monte Turner seconded the motion. The motion carried unanimously
b. Tractor Supply Company Street Improvements. Tractor Supply is developing the property at the northeast corner of 1300 South 100 West (Pipe Lane). Typically, the developer would be required to install street improvements on 100 West from 1300 South to the north boundary of their property. They would also be required to install street improvements on 1300 South from 100 West to 100 East. At this time, they are developing approximately half of the property going to the east. Therefore, they are requesting a waiver of improvements which would require the installation of improvements only to the east edge of the developed property rather than all the way to 100 East.
It was pointed out that 1300 South is a five-lane road which will eventually go all the way East to the Annabella Road. Tractor Supply would agree to install the balance of the street improvements to 100 East when the remainder portion of their property is developed. They will do the street improvements on 100 East at that time.
Gaylen Matheson said there is a provision that the Council can delay improvements upon recommendation of the Commission.
David Mower motioned to recommend that the City Council enter a development agreement allowing Tractor Supply to delay improvements on 1300 South and 100 East. They agree to develop the street to the east boundary of the property that is being developed, and will enter into an agreement that they will complete street improvements on 1300 South to 100 East upon development of the balance of the parcel. Jeff Albrecht seconded the motion. The motion carried unanimously.
6. Other Business.
a. A discussion was held concerning a proposed use for the One-Way Ministry (formerly the Topsfield Lodge) at 1180 South Cove View Road. Gaylen Matheson explained that the proposal would be to use this building for apartments. The property is located in the CS zone which does not allow apartments; therefore, this would require a zone change to RM-11. They are also proposing constructing storage units behind the building which would be on 400 West. Storage units are not an allowed use in either the CS zone or the RM-11 zone, and would require a zone change to CG. The property is contiguous to the CG zone. If the zones are changed, that would require a property split (subdivision) in order to allow two separate zones for the different uses. The storage units would be rented to apartment tenants as well as the general public. They also want to open up the restaurant.
The apartments will be mostly affordable small studio apartments.
During the past few years, this motel/restaurant property has been used as apartments. It was approved as such because it was owned by the Assembly of God Church and their purpose was to utilize the property for ministry purposes in helping people get back on their feet. It was approved for that use on July 5, 2006, under Section 12.3.4.1. Religious Quarters or Section 12.3.4.5 Religious and Welfare Services of the Zoning Code.
If the zones are not changed, their other proposal would be to rent the rooms out on a week-to-week or month-to-month basis as an extended-stay motel.
The following points were discussed: It is felt that storage units aren’t a good fit at this location. It does not seem to be a good fit to have apartments attached to a restaurant. It would be good to see this property improved and brought up to code.
The Commission’s concensus is that it would be alright to use this as an extended stay motel with a restaurant. They could formally request a change to RM-11 if they want to have apartments. The Commission does not think it would want to change the property to a zone which would allow storage units. The developer is welcome to come with a development plan and the Commission will entertain their request. It is difficult to come up with a definite answer without a specific plan
8. Adjournment. The meeting adjourned at 8:00 p.m.
PASSED AND APPROVED on the 6th day of August, 2014.
/s/ Michelle Curtis
Deputy City Recorder