COUNTY OF SEVIER
CITY OF RICHFIELD
CITY OF RICHFIELD
At the Planning Commission
In and For Said City
January 8, 2020
In and For Said City
January 8, 2020
Minutes of the Richfield City Planning Commission meeting held on Wednesday, January 8, 2020, at 6:00 p.m., Chairman Monte Turner, presiding.
1. Roll Call.
2. Home Occupation Permit:
Consider approving a Home Occupation Permit allowing Shaelynn Victoria Scott to conduct a
business called Shae Victoria Beauty at 493 West 800 North (C-1 use, R1-10 zone).
3. Public Hearing (6:00 p.m.): Accept comments concerning a preliminary subdivision application
3. Public Hearing (6:00 p.m.): Accept comments concerning a preliminary subdivision application
filed by KLM Family for Phase 3 of the Links Subdivision.
4. Subdivision.
Consider recommending to the City Council that they approve the subdivision application filed
Consider recommending to the City Council that they approve the subdivision application filed
by KLM Family for Phase 3 of the Links Subdivision.
5. Business Consideration.
Review and consider approving the site plan for the Dogberry Production Facility to be located
5. Business Consideration.
Review and consider approving the site plan for the Dogberry Production Facility to be located
at 2883 Mulberry Lane (MD zone, C-1 use).
6. Multi-Unit Housing.
Review and consider recommending that the City Council approve plans for the construction of
6. Multi-Unit Housing.
Review and consider recommending that the City Council approve plans for the construction of
Pine Ridge Development, an 8-unit apartment building complex, to be located at 641 East 400
North (RM-11 zone, C-2 use).
7. Minutes Approval. Consider approving the minutes of December 4, 2019.
8. Other Business.
9. Adjournment.
7. Minutes Approval. Consider approving the minutes of December 4, 2019.
8. Other Business.
9. Adjournment.
1. Roll Call. Roll call was answered by Monte Turner, Brion Terry, Susan Jensen, and Blaine Breinholt. Greg Bean, Kendrick Thomas, and Lisa White were excused.
City Staff Present: Deputy City Recorder Michelle Curtis and Building Official Rick Robinson.
Others present: Landon Larsen, Trevor Gadd, Gary and Margaret Kyhl, Scott Murray, K. L. McIff, Morgan Shaver, Mike Shaver.
2. Home Occupation Permit: Consider approving a Home Occupation Permit allowing Shaelynn Victoria Scott to conduct a business called Shae Victoria Beauty at 493 West 800 North (C-1use, R1-10 zone).
Shaelynn Victoria Scott was not present. This matter was discussed at the end of the meeting. Brion Terry contacted her father and advised as follows:
Ms. Scott is an aesthetician. She will have a small office in her parent’s home. She will see one client at a time so there will be no parking issues. She has a State license. She anticipates seeing a maximum of up to three people a day.
Blaine Breinholt motioned to approve a Home Occupation Permit allowing Shaelynn Victoria Scott to conduct a business called Shae Victoria Beauty at 493 West 800 North (C-1 use, R1-10 zone). Lisa White seconded the motion. Those voting aye: Brion Terry, Blaine Breinholt, Monte Turner, Lisa White, and Susan Jensen. Those voting nay: None. The motion carried unanimously.
3. Public Hearing 6:00: (6:05 p.m.) Accept comments concerning a preliminary subdivision application filed by KLM Family for Phase 3 of the Links Subdivision.
K.L. McIff and Trevor Gadd represented the KLM Family. Gary Kyhl asked if a through street will be finished in the subdivision with this new phase. Mr. Gadd said per the recommendation of the DRC, they will rough in a gravel street which will be finished with the next phase of the subdivision. At this time, the roughed-in street will provide ingress/egress from Airport Road so that there will be another way in and out of the subdivision. Mr. Kyhl asked if the construction equipment will be required to use the gravel road. Rick Robinson said he does not believe that can be enforced legally, but it could be recommended. Mr. Gadd thinks whoever installs the utilities will likely park their equipment in the field to the south and they won’t be using the paved streets, so there should be minimal tracking of dirt onto the finished streets.
There being no other public comments, the public hearing closed at 6:12 p.m.
4. Subdivision. Consider recommending to the City Council that they approve the subdivision application filed by KLM Family for Phase 3 of the Links Subdivision.
The DRC minutes were reviewed and all are acceptable as follows except for the discussion as set out in item number 8:
A. Subdivision Access. With the completion of phase 3, there will be 38 lots in this subdivision.
There are only two streets that enter this subdivision. When the last phase of this subdivision
is completed, there will be another street that goes out onto Airport Road. It is
recommended that the street coming off of Airport Road is at least roughed in with a gravel
base so that there is another way into the subdivision.
B. Temporary Turn-Around. Show a temporary turn-around (cul-de-sac) south of lots 22 and 38.
C. Fire Hydrants. Show fire hydrants on plan. Consult with fire chief (Bryan Worley) as to
placement of the fire hydrants.
D. Street Lights. Street lights are adequate as shown. They are shown on the corner of lot 17, lot
D. Street Lights. Street lights are adequate as shown. They are shown on the corner of lot 17, lot
23, between lots 37 and 38, between lots 25 and 26, between lots 31 and 32, between lots 33
and 34. Street lights will be installed at the developer’s expense, and the City will then
assume the power bill.
E. Lot Dimensions. Show lot dimensions on site plan.
F. Grading Plan. Provide grading plan. Show drainage and ditches.
G. Signage. Developer to provide street address signs and stop signs.
H. Fence. Block fences (6 feet tall) to be installed on the north side of lot 19 along the canal;
the back side of lots 19, 20, 21, and 22; and along Airport Road going to the south end of lot
32.
A fence will be installed on the north side of lot 19 along the canal which is an extension of
the existing fence constructed with phase 1. Mr. Gadd explained that they don’t want to put
the wall on the back side of lots 19, 20, 21, and 22 because it is advantageous for somebody
who likes to golf to have an open and beautiful view of the golf course. If there is a
purchaser who doesn’t want the open view, they can put in their own fence. Mr. McIff
stated that he purposely made those lots deep at 220 feet and he wanted the lots to blend
directly with the fairways. He thinks it is attractive to live by a golf course, and maybe a
person doesn’t want to be walled off from it.
I. Sidewalk. Sidewalk to be installed along Airport Road.
J. Inspection. Developer to enter a third-party agreement with Jones and DeMille for inspection
and testing of roads and utilities.
K.Addresses. Developer to have the County assign lot addresses and provide those to the City.
K.Addresses. Developer to have the County assign lot addresses and provide those to the City.
Brion Terry mentioned that with Phase 1 of the subdivision, there were issues with the power
poles being in the sidewalk along Airport Road. He wondered if the poles have been moved
or if they will be a problem going further south. Mr. Gadd said with Phase 1, the sidewalk
missed the power pole at the entrance to the subdivision and the intent is to miss the other
power poles.
Mr. Gadd did say there will be a 14-foot public utility easement for irrigation along the back of
the lots on the west side of the subdivision. This requires the amendment of Phase 2 for the
utility easement to go along the back of lots 19 and 20. There was an irrigation pipe that has
been moved to the northwest corner of the property
Brion Terry motioned to recommend that the City Council give approval of the preliminary subdivision application filed by the KLM Family for Phase 3 and amended Phase 2 of The Links Subdivision, as per the DRC recommendations as discussed above, with the exception that the 6-foot wall not be required along the west side of lots 19, 20, 21, and 22. Blaine Breinholt seconded the motion. Those voting aye: Brion Terry, Blaine Breinholt, Monte Turner, and Susan Jensen. Those voting nay: None. The motion carried unanimously.
5. Business Consideration. Review and consider approving the site plan for the Dogberry Production Facility to be located at 2883 Mulberry Lane (MD zone, C-1 use).
Mike Shaver and Morgan Shaver were present. The DRC notes are as follows:
A. Street Improvements. The building will be accessed from Mulberry Lane. The street is
asphalt with curb, but no sidewalk. As the subdivision develops, there will be an east-west
road developed on the north side of this property (2840 South). The street will be installed by
the City at a future time.
B. Water and Sewer. Water and sewer are available at the property.
C. Fire Hydrant. The City will install a fire hydrant at the corner of the Mulberry Lane and 2840
South.
D. Street Light. A street light should be installed at the corner of Mulberry Lane and 2840 South
at developer’s expense. After installation, the City will pay the power bill for the light
E. Exterior Lighting. Provide for illumination of building and grounds for safety purposes. Exterior
lighting to be fully shielded or hooded so that light does not spill or trespass onto adjacent
properties.
F. Grading Plan. Submit a grading plan.
G. Irrigation Ditch. There is an irrigation ditch that crosses a small portion of the property at the
northwest corner. Developer should arrange to meet with Keith Mogan, City Public Works
Director, (and possibly Jones & DeMille) to determine how the ditch needs to be dealt with.
H.Landscaping. Landscaping is required to be 5% of the property. Provide a plan illustrating
H.Landscaping. Landscaping is required to be 5% of the property. Provide a plan illustrating
that. (Xeriscape is acceptable.)
I. Parking. Parking area is shown to be asphalt. 40 parking spaces are shown which is adequate.
For manufacturing businesses, the Code requires one space for each person employed
during regular hours, plus one (1) space for each company owned vehicle. There are usually
less than 35 people in the building at one given time because production is spread over
multiple shifts.
J. Signage. Discuss signage with Rick Robinson, City Building Official.
K.Trash Enclosure. Show trash enclosure on the plan.
L.Fees. Sewer and water impact fees.
M.Exterior elevations and finishes. Provide a plan showing all exterior elevations and finishes.
The Code requires that 50% of the first street-facing side shall be finished with a finish other
than metal. The second street-facing side (future 2840 South street) shall be finished at 25%
with a finish other than metal.
The Shavers are concerned with the requirement of the finish on the north facing wall. They
are requesting that requirement be waived because there are so many roll-up doors on that
side. Rick Robinson suggested if the doors are a contrasting color from the rest of the
building, it would break it up and perhaps serve the purpose of having a different finish of 25%
of the side. There will be four roll-up doors and the balance of the side is metal. The
Shavers said they plan to do concrete siding on the front of the building, maybe Hardie board.
They haven’t pinned it down yet, but it won’t be metal.
N. Address. Address is shown as 2883 Mulberry Lane. (Rick Robinson will verify with the county
that it is correct.)
Susan Jensen motioned to approve the site plan for Dogberry Production Facility to be located at 2883 Mulberry Lane (MD zone, C-1 use), with a waiver of the 25% finish on the north side of the building because the doors will be a contrasting color from the building. Brion Terry seconded the motion. Those voting aye: Brion Terry, Blaine Breinholt, Monte Turner, and Susan Jensen. Those voting nay: None. The motion carried unanimously.
Planning Commissioner Lisa White arrived.
6. Multi-Unit Housing. Review and consider recommending that the City Council approve plans for the construction of Pine Ridge Development, an 8-unit apartment building complex, to be located at 641 East 400 North (RM-11 zone, C-2 use).
Scott Murray was present. Before discussing his project, he mentioned that his son would be very interested in helping the City pro bono with the design of the new City park that is being developed on 500 East and 500 North. He graduated from Utah State University. His son’s professor, Dave Evans, runs the Community Design Studio. They just finished with the Helper Downtown Redevelopment Master Plan. Utah State charges a very nominal fee, but his son wouldn’t charge anything and would happy to do it. He was told to bring that up with the City Council.
Scott Murray is a real estate broker up north. He is representing the developer of this property and is not the owner of the property.
The DRC notes were discussed and agreed to as follows:
A. Lot Size. The property needs 32,500 square feet. The property is comprised of .71 acre which
would be approximately 30,928 square feet. It is large enough for seven units, but not for
eight.
Rick Robinson feels like it would be fair to round up the square footage and allow the
developer the extra unit. The units are four units on the bottom and four units on the top. If
they were to eliminate one unit, there would be four on the bottom and three on the top,
which would leave the same building footprint.
The Commission does not feel that the footprint of the building will change if the units are
reduced in number, there is adequate parking, and so eight units will be allowed.
B. Set Backs. Setbacks are adequate. The west side of the buildings is considered a side yard
and requires a setback of 10 feet.
C. Parking. Parking is required at 1.5 spaces per bedroom. The 8-unit apartment has a total of 16
bedrooms which requires 24 parking spaces. The plan shows 27 off-street parking spaces. It
also has parking shown on the street. Off-street parking is not allowed in the computation of
spaces, but there are enough spaces without those. The apartments will need to meet
handicap compliance for parking.
D. Sewer and Water. Sewer and water are accessible on 400 North. The plan shows the sewer
connection, but does not show the water connection. A 2-inch water meter is recommended.
Developer may want to consider installing a separate water meter for landscaping.
E. Fences. A fence is shown around the perimeter of the property. Fence is required to be a
sight-obscuring masonry fence with a height of 6 feet and reduced to 3 feet inside the front
yard setback area. Section 1620.6 allows the Planning Commission to:
“… modify the height of the fence and/or approve a fence constructed of
materials other than masonry if it makes the following findings:
The proposed fence provides an adequate buffer for adjoining residential zone.
The appearance of the fence will not detract from uses in the residential zone.
The proposed fence will shield the residential use from noise, storage, traffic, or
any other characteristic of commercial or professional office uses that are
incompatible with residential uses.”
Mr. Murray said a block wall would be very expensive. Lisa White expressed her opinion that
because it is a residential use next to a residential use, if he were to get estimates showing a
block wall is significantly more expensive, the Commission could look at another type of
fence. The fence won’t be separating uses that are significantly different with commercial or
industrial type noises going on.
F. Street Improvements. Curb, gutter, sidewalk, and asphalt should be installed on both 400
North and 600 East. Rick Robinson feels it would be fair to require the asphalt only along the
driveway. Mr. Murray Murray said he actually would want to do the asphalt along the frontage
of the property and not just the driveway areas because he thinks it will look cleaner and nicer
if it is finished with the asphalt to the front of the gutter and won’t track mud and dirt into the
parking lot.
G.On-Site Drainage. Show how developer plans to retain drainage on-site. Mr. Murray said they
could put the on-site drainage in three different locations. Depending on cost, he might want
to recapture the drainage and use it for irrigation of the landscaping. He would propose a
retention basin, retention swale, or concrete box to hold the water and then pump it out
through the irrigation.
H.Trash Enclosure. The plan shows dumpsters being located at the northeast corner of the
property. Section 1802 of the zoning code states that trash collection areas shall be screened
from view. Dumpster enclosures shall be a maximum of 6 feet high, constructed of materials
to match the primary buildings and provide latching gates for screening of the enclosure.
I. Site Lighting. Lighting is not shown on the plan. Section 2802 of the Zoning Code states as
follows:
“Site Lighting Standards. To protect views of the night sky, all outside
Lighting shall be “down lighting” so that lighting does not trespass to
adjoining properties. All exterior lighting shall provide for the illumination
of buildings and grounds for safety purposes, but in an aesthetic manner.
All exterior lighting shall be fully shielded or hooded so that no light is
allowed to spill or trespass onto adjacent properties. The use of motion
sensors and timers is encouraged.
All light fixtures, including security lighting, shall be fully-shielded and hooded
and aimed so that all direct illumination shall be confined to the property
boundaries of the source. All motion sensing light fixtures shall be fully
shielded and adjusted, according to the manufacturer’s specifications, to turn off
when detected motion ceases.
J. Parking Lot Lighting: Minimum adequate lighting shall be provided in all parking areas, with
emphasis placed on appropriate lighting at entrances and exits. All parking area lighting shall
be integrated with landscape features. The height of pole-mounted fixtures shall be held to a
minimum practical height.”
Lisa White motioned to recommend that the City Council approve plans for the construction of Pine Ridge Development, an 8-unit apartment building complex to be located at 641 East 400 North (RM-11 zone, C-2 use) with the conditions set out in the DRC comments, allowing eight units based on the discussion above. Blaine Breinholt seconded the motion. Those voting aye: Brion Terry, Blaine Breinholt, Monte Turner, and Susan Jensen. Those voting nay: None. The motion carried unanimously.
7. Minutes Approval. Consider approving the minutes of December 4, 2019.
The minutes of December 4, 2019, were reviewed. Lisa White motioned to approve the minutes of December 4, 2019. Susan Jensen seconded the motion. Those voting aye: Brion Terry, Monte Turner, Lisa White, Susan Jensen, and Blaine Breinholt. Those voting nay: None. The motion carried unanimously.
The minutes of December 4, 2019, were reviewed. Lisa White motioned to approve the minutes of December 4, 2019. Susan Jensen seconded the motion. Those voting aye: Brion Terry, Monte Turner, Lisa White, Susan Jensen, and Blaine Breinholt. Those voting nay: None. The motion carried unanimously.
8. Other Business. There was no other business.
9. Adjournment. The meeting adjourned at 7:00 p.m.
PASSED AND APPROVED on the 5th day of February, 2020.
/s/ Michelle Curtis
Deputy City Recorder