Minutes – 10.6.2021

COUNTY OF SEVIER 

CITY OF RICHFIELD

                                                                                    At the Planning Commission

                                                                                    In and For Said City

                                                                                    October 6, 2021

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

1.      Roll Call

2.       General Plan Discussion

3.      6:30 p.m.  Public Hearings

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

                allowing commercial kennels in the CG zone as a C-2 use.

         B.      Receive comments concerning a proposed amendment to the Zoning Code

              (Chapter 19 – Off-street Parking and Loading).  The proposal is to require the

                  same number of parking spaces in both the RM-11 and RM-24 zones:  a

                  minimum of 2 parking spaces per unit, 2-1/2 parking spaces for two-and three-

                  bedroom units.

         C.      Receive comments concerning a proposal to change the Master Transportation

              Plan as it concerns 100 West going south from 1500 South Street.  The proposal

                  is to change the designation of 100 West from a Major Collector to a Minor

                  Collector.

         D.      Receive comments concerning a request for zone change at 265 North 600 East,

                   zone to be changed from the CS zone to the RM-11 zone. 

         E.       Receive comments concerning the definition of hotel/motel in the Zoning Code. 

4.      Action on Public Hearings

         A.       Consider whether or not to recommend that the City Council change the Zoning

                   Code to allow commercial kennels in the CG zone as a C-2 use.

         B.      Consider whether or not to recommend that the City Council amend Chapter 19

              of the Zoning Code (Off-street Parking and Loading).  The proposal is to require

                  the same number of parking spaces in both the RM-11 and RM-24 zones:  a

                  minimum of 2 parking spaces per unit, 2-1/2 parking spaces for two-and three-

                  bedroom units.

         C.     Consider whether or not to recommend that the City Council change the Master

              Transportation Plan as it concerns 100 West going south from 1500 South

                 Street.  The proposal is to change the designation of 100 West from a Major

                 Collector to a Minor Collector.

         D.      Consider whether or not to recommend that the City Council approve a request

                  for zone change at approximately 264 North 600 East, zone to be changed from the

                  CS zone to the RM-11 zone (0.32 acre).

         E.      Consider recommending an amendment to the Zoning Code as it relates to the

                  definition and use of hotel/motel.

5.      Conditional Use Permits:

         A.      Summer Wright to request a Conditional Use Permit (Home Occupation Permit)

                  allowing her to conduct a daycare business called Wright Way to Care to be located

                  at her home at 1625 South 100 West (C1- use, R1-10 zone).

         B.      Jim Holt to request a Conditional Use Permit allowing him to operate a second

                  Airbnb at 295 West 700 South (C-1 use, RM-11 zone).

         C.      Don and Coylene Brinkerhoff  to request a Conditional Use Permit allowing them

                  to operate an Airbnb business called First Choice Property Management.  The

                  address is 247 North 200 West (C-1 use, RM-11 zone).

         D.      Donavan Allen to request a Conditional Use Permit allowing him to conduct a

                   business called Hero Car Rentals to be staged at Shepherd’s Carpets at 410

                  North Main (C-2 use, CS zone). 

         E.      Kenneth Walker to request a Conditional Use Permit allowing him to operate a

                  home occupation called The Carpet Solution and More at 685 East 500 North

                  (C-1 use, R1-10zone).  This includes detailing of cars. 

 6.     Concept Plan Review:

         A.      Eric Mainord to discuss concept plan for apartment project to be located

                  between 350 West and 400 West, and 1300 South and Cove View Road. 

7.      Change of Use

         A.      Jared Cefalia to request approval of a change of use of building at 385 South

                  Main (previous tire store).  The proposal is to change the building into five

                  separate store fronts.  (CS zone.)

8.      Other Business:

          A.     Follow-up to previous discussions and possible motion to allow the following: 

                  use of old church at 300 East 100 North (Sinisha Kostich).   Ideas are for a dance

                  studio, banquets/weddings, games (bingo), art school, AA, community center. 

         B.      Discuss regulations for short-term rental properties.

         C.      Greg Bean to discuss suggestions for changes to the Zoning Code concerning

                  metal buildings in commercial zones.

9.     Minutes Approval:

         A.      Consider approving minutes of September 1, 2021, 1:00 p.m. meeting;

                  September 1, 2021, 6:00 p.m. meeting; September 13, 2021. 

10.      Adjournment

1.  Roll Call.  Roll call was answered by Kendrick Thomas, Greg Bean, Lisa White, Susan Jensen, Wes Kirschner, Blaine Breinholt, and Josh Peterson.

City Staff Present:   Deputy City Recorder Michelle      

Others present:  Karly Freeborn, Anne Valae, Chelsea Penney, Danielle Peterson Kenneth Walker, Amy Myers, Kinlsey Jensen, Jim Holt, Chase Christensen, Hope Christensen,  Eric Mainord, Greg Gagon. 

2.      Other Business.  Chairman Thomas asked the Commission if they would be alright discussing a matter that is not on the agenda.  Chelsea Penney was present on behalf of a day program for disabled adults.  Turn, the day program that has been here for years, closed its doors a few weeks ago.  That left clients with no day program.  These are young adults, with disabilities, who are out of high school.    Amelia Walls has opened a day program called Elite Achievability.  She would like to rent a space at 310 South 100 East.  This business will be located in the north end of the building.   There will be eight clients.  Their clients will come to this location on Monday through Friday, 9:00 a.m. to 3:00 p.m.  The employees go pick up the clients each morning, and then take them home at the end of the day.  They do recreation programs, employment opportunities, and learn about community. 

Parking will not be a problem as there are off-street parking spaces along the front of this building.    

The Planning Commission does not have a concern with this, but it will be put on the agenda for next month for formal action approving a Conditional Use Permit for a Day Care Center/Assisted Care Center which is a C-1 use in the CS zone.   

3.  General Plan Discussion

The proposed General Plan was discussed.  Lisa White has suggested changes, mostly editorial in nature.  Commissioners have seen those changes and agree with them.  The changes will be sent to Bruce Parker. 

As far as the transportation plan element, Greg Bean advised that he had Six-County look at it for their suggestions.  Lisa White said she thinks it should be more in alignment with the proposed General Plan and be simplified and more graphic rather than pages and pages of text. 

Chairman Thomas wondered if the airport would be included in the master transportation plan.  The planner he works with said that there probably should be more about the airport in the Plan.  Also, the annexation policy and guidance as to what annexations will be considered and what land uses will be considered around the City.  It needs to address under what circumstances the City allows annexations.    

Commissioners would like to see airport and annexations added to the proposed General Plan. 

The proposed General Plan has a table with a list of action items.  Chairman Thomas suggested that Commissioners should pick a goal or two based on recent issues, something that has a high priority.  The table has three goals on it:   (1)  Encourage sustainable growth and maintain small-town values, (2) Build Richfield as a service center and regional shopping center, and (3) Enhance the rich heritage and beauty of Richfield City that makes it a great place to live.  There are strategies listed under each of those items. 

The three immediate strategies under “Sustainable Growth…” are “(1) Encourage mixed-use development without displacing historic buildings and current residents, (2) Consider adopting form-based code to maintain the rural and nostalgic charm of the area.  Form-based code can address building size, shape, and materials in addition to landscaping; and (3) Increase the frequency and variety of methods used to inform community members about issues and opportunities in the community (such as community events). 

The Commission will be discussing metal buildings at the end of the agenda which falls under form-based code.  Greg Bean said he thinks we need to re-evaluate the zoning that exists in the City right now.  Some of the Zoning map makes sense to him, but not all of it.  He wonders if it shouldn’t be more specific about what zones apply where.  Maybe do some pre-emptive zoning to accommodate the new higher density zone so that high-density is spread around a bit. 

Josh Peterson would like to see designated thoroughfares addressed with a definition in zoning prescribing building types, etc. 

Greg Bean said he would like to see vacant properties addressed.  Josh Peterson recommends that we finish up revising the requirements for metal buildings and address the matter of extended stay with hotels/motels.

Greg Bean will talk to Six County about adding airport in addition to the transportation plan.  Michelle Curtis will talk to Bruce Parker about adding the annexation policy.  Lisa White’s mark-ups will be sent to Bruce Parker.    

3.      6:30 p.m.  Public Hearings

         A.      6:34 p.m.  Receive comments concerning a proposed amendment to the Zoning Code allowing commercial kennels in the CG zone as a C-2 use.

Greg Bean advised that the Commission has been considering making changes to allow commercial kennels and overnight boarding in areas other than those zoned manufacturing.  Danielle Peterson operates this type of a business in the CS zone and would like to expand her numbers.  The Commission didn’t feel like they want to allow overnight boarding in the CS zone, but could allow it in the CG zone which would open up a much larger area of town giving her more options for locations. 

Danielle Peterson asked what areas would be opened up to allow kennels and overnight boarding.  She was shown the pink areas on the Zoning map.  Geographically, it is a lot of area although a good portion of it hasn’t been developed yet.    

The public hearing closed at 6:39 p.m.

         B.      6:39  Receive comments concerning a proposed amendment to the Zoning Code (Chapter 19 – Off-street Parking and Loading).  The proposal is to require the same number of parking spaces in both the RM-11 and RM-24 zones:  a minimum of 2 parking spaces per unit, 2-1/2 parking spaces for two-and three-bedroom units.

Chairman Thomas said the City Council specifically asked the Commission to look at parking requirements because there is a difference in parking between the RM-11 zone and the RM-24 zone.   

There were no public comments.  The public hearing closed at 6:40 p.m.

         C.      6:40 Receive comments concerning a proposal to change the Master Transportation Plan as it concerns 100 West going south from 1500 South Street.  The proposal is to change the designation of 100 West from a Major Collector to a Minor Collector.

There were no public comments.  The public hearing closed at 6:41 p.m.

         D.      6:42  Receive comments concerning a request for zone change at approximately 264 North 600 East, zone to be changed from the CS zone to the RM-11 zone. 

Chase and Hope Christensen were present.  They would like to build a duplex on this property.  They will live in one half and rent out the other half.  The property is comprised of .32 acre. 

There being no further comments, the public hearing closed at 6:44 p.m.

         E.      6:44 Receive comments concerning the definition of hotel/motel in the Zoning Code. 

Michelle Curtis explained that this definition is being considered so that there is clarity in long-term rentals.  If a hotel room is rented on a long-term basis, it becomes an apartment which brings up building code issues and zoning issues.  City Administrator Michele Jolley has provided a proposed ordinance.  Under the building code, if a room is rented for more than 30 days, it is defined as a dwelling unit. 

Chairman Thomas stated that there are some places in town that are using motel rooms as long-term rentals, and they don’t have the proper cooking facilities that would be required by the building code.

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

4.      Action on Public Hearings

         A.      Consider whether or not to recommend that the City Council change the Zoning Code to allow commercial kennels in the CG zone as a C-2 use.

Greg Bean motioned to recommend that the City Council change the Zoning Code to allow commercial kennels in the CG zone as a C-2 use.  Lisa White seconded the motion.  Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson, Wes Kirschner, and Greg Bean.  Those voting nay:  None.  The motion carried unanimously.    

         B.      Consider whether or not to recommend that the City Council amend Chapter 19 of the Zoning Code (Off-street Parking and Loading).  The proposal is to require the same number of parking spaces in both the RM-11 and RM-24 zones:  a minimum of 2 parking spaces per unit, 2-1/2 parking spaces for two-and three-bedroom units.   

Lisa White feels like requiring two spaces per unit is excessive for studio and 1-bedroom apartments.  She also wonders four- and five-bedroom units have not been addressed.  Blaine Breinholt said if a person has four or five bedrooms, they probably have smaller kids that don’t drive.  Although if it were student housing, they might all have a car. 

Kenneth Walker was in the audience.  He stated that he owns studio apartments and it seems like the more parking spaces there are, the more junk that accumulates in the extra spaces.    

Susan Jensen said if an apartment complex had all studios apartments, then two parking spaces per unit would be way too much parking.  If you were building a complex with a mix of 2 bedrooms, 3 bedrooms, 1 bedroom, that would be a good mix that would fit, i.e.:  the 3-bedroom would require 2-1/2 parking spaces and the 1-bedroom would require 2 parking spaces.  Overall it would balance out.

Greg Gagon commented that he feels like the RM-24 zone is intended for stacked flats and that’s a different product than the RM-11 zone with townhomes fitting nicely in the RM-11.  He thinks combining them into one rule will rob one or the other.   There is wisdom in allowing studio apartments to have a lesser amount.  For 2- and 3-bedroom units, 2-1/2 parking spaces makes sense.  He also thinks 4- and 5- bedrooms should be addressed.  He sees probably 50 different apartment complexes a year and he does see 4- and 5-bedroom units, usually in big metro areas.  It would be appropriate to address that in the Code.  His opinion is that the two zones should be treated separately or one of them will be impacted negatively.  He also pointed out that with a townhome environment, each unit usually has a garage and individual driveways.  He doesn’t believe there is a one-size-fits-all. 

The City Council’s concern was that the RM-11 zone ends up requiring more parking than the RM-24 zone.

Susan Jensen suggested that RM-24 should be left alone and take a look at RM-11.

Josh Peterson motioned to table this until next month.  He would like to run some numbers and see what it looks like.  Blaine Breinholt seconded the motion.  Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson, Wes Kirschner, and Greg Bean.  Those voting nay:  None.  The motion carried unanimously.    

         C.      Consider whether or not to recommend that the City Council change the Master

Transportation Plan as it concerns 100 West going south from 1500 South Street.  The proposal is to change the designation of 100 West from a Major Collector to a Minor Collector.

Wes Kirschner motioned to recommend that the City council approve changing the Master Transportation Plan to show 100 West going south from 1500 South Street as a minor collector street.   Lisa white seconded the motion.   Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson, Wes Kirschner, and Greg Bean.  Those voting nay:  None.  The motion carried unanimously.    

         D.      Consider whether or not to recommend that the City Council approve a request for zone change at 264 North 600 East, zone to be changed from the CS zone to the RM-11 zone (0.32 acre).

Chase and Hope Christensen were present.   If the zone is changed, they are proposing to put a duplex on this property.  Each unit would have 3 bedrooms and 2 baths.  There would be a one-car garage on each side with a single driveway in front of the duplex which will be on the north side.  They also plan to put a parking spot in front of each duplex as well.  They plan to place the duplex as far back on the property as they can so that there will be plenty of room on the street side as well.  Cars will enter from 600 East, with the driveway on the north side of the property.

Greg Bean motioned to recommend that the City Council approve a zone change at 264 North 600 west from CS zone to RM-11 zone.  Greg Bean seconded the motion.  Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson, Wes Kirschner, and Greg Bean.  Those voting nay:  None.  The motion carried unanimously.    

         E.      Consider recommending an amendment to the Zoning Code as it relates to the definition and use of hotel/motel.   

Lisa White motioned to recommend that the City Council amend the Zoning Code as it relates to the definition and use of hotel/motel as proposed by City staff.  Josh Peterson seconded the motion.  Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson, Wes Kirschner, and Greg Bean.  Those voting nay:  None.  The motion carried unanimously.    

5.      Conditional Use Permits:

         A.      Summer Wright to request a Conditional Use Permit (Home Occupation Permit) allowing her to conduct a daycare business called Wright Way to Care to be located at her home at 1625 South 100 West (C1- use, R1-10 zone).

Summer Wright was present.   The home is located on a dead-end street.  She has been approved by State childcare licensing to do a family/friend daycare.  The home is located on a dead-end street, and she has a large driveway where clients can pull in and pull out.  She only plans on having one family.  Her hours of operation will be from 8:00 a.m. to 6:00 p.m. 

Josh Peterson motioned to approve Summer Wright’s request for a Conditional Use Permit (Home Occupation Permit) allowing her to conduct a daycare business called Wright Way to Care to be located at her home at 1625 South 100 West (C-1 use, R1-10 zone).  Blaine Breinholt seconded the motion.  Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson, Wes Kirschner, and Greg Bean.  Those voting nay:  None.  The motion carried unanimously.    

         B.      Jim Holt to request a Conditional Use Permit allowing him to operate a second Airbnb at 295 West 700 South (C-1 use, RM-11 zone).

Jim Holt was present.  He has built a second building to house a second Airbnb at his property at 295 West 700 South (C-1 use, RM-11 zone). 

The new building has one bedroom and a loft, one bathroom, an open kitchen/family area.   He will allow up to four guests to stay in this unit.   As far as parking, there is ample parking.  There are three driveways.  There is parking on the south side of the property as well as parking between the barn and house. 

Lisa White clarified that this is a second structure that has been placed on the property to be used as an Airbnb.  She wonders with it being on the same property, how does that apply to the definition of what an Airbnb is.  This is two separate buildings on the same parcel. 

Greg Bean motioned to approve a Conditional Use Permit allowing Jim Holt to operate a second Airbnb at 295 West 700 South (C-1 use, RM-11 zone).  Blaine Breinholt seconded the motion.  Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson, Wes Kirschner, and Greg Bean.  Those voting nay:  None.  The motion carried unanimously.

         C.      Don and Coylene Brinkerhoff  to request a Conditional Use Permit allowing them to operate an Airbnb business called First Choice Property Management.  The address is 257 North 200 West (C-1 use, RM-11 zone).

Don and Coylene Brinkerhoff were present to request permission to operate an Airbnb at 257 North 200 West.  This will be a three-bedroom, one-bathroom unit.  There is off-street parking in a garage behind the home.  There is a shared driveway. 

Blaine Breinholt motioned to approve Don and Coylene Brinkerhoff’s request for a Conditional Use Permit allowing them to operate an Airbnb business called First choice Property Management.  The Airbnb is located at 257 North 200 West.  Greg Bean seconded the motion.  Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson, Wes Kirschner, and Greg Bean.  Those voting nay:  None.  The motion carried unanimously

         D.      Donavan Allen to request a Conditional Use Permit allowing him to conduct a  business called Hero Car Rentals to be staged at Shepherd’s Carpets at 410 North Main (C-2 use, CS zone). 

Donavan Allen was present.  He is using a portion of the parking lot at Shepherd’s Carpets on 410 North Main for the parking rental vehicles.  He is trying to fill the void of available rental cars in the area.  There is space for 20 cars to be parked.  He is trying to find someplace else to operate this business.  He will not have any signage or advertising at the property.  He will not be using a building.  He is just renting the parking space from Shepherd’s.  This will be used only as a location for pick up and drop off of vehicles.  There is a coded drop box on the car for the key.  There are no employees.

A conditional use stays with the property.  However, it is only valid for 180 days after the use stops. 

Lisa White motioned to recommend that the City Council approve a Conditional Use Permit allowing Donavan Allen to conduct a business called Hero Car Rentals to be staged at Shepherd’s Carpets at 410 North Main.  Greg Bean seconded the motion. Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson, Wes Kirschner, and Greg Bean.  Those voting nay:  None.  The motion carried unanimously   

         E.      Kenneth Walker to request a Conditional Use Permit allowing him to operate a home occupation called The Carpet Solution and More at 685 East 500 North (C-1 use, R1-10 zone).  This includes detailing of cars. 

Kenneth Walker was present.  Mr. Walker will be detailing the interior of cars. Some cars will be done at his home and some will be done at the client’s location.  He has a water extractor which isn’t too loud.  His business will operate Monday through Friday from 3:00 to 6:00 p.m.  He will also do business on Saturdays from 9:00 a.m. to 5:00 p.m.  There will only be one customer vehicle at his home at a time.   

Wes Kirschner advised that if Mr. Walker does decide to wash the exterior of cars, he will need to be mindful of his neighbors so that his water doesn’t cause problems for the house across the road.  He does not plan to do that at the present time.  Later, he would like to get a shop that would support a drainage system.  He currently has no plans to do any part of the exterior. 

Greg Bean motioned to approve a Conditional Use Permit allowing Kenneth Walker to conduct a home occupation called The Carpet Solution and More at 685 East 500 North.  Lisa White seconded the motion.  Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson, Wes Kirschner, and Greg Bean.  Those voting nay:  None.  The motion carried unanimously

 6.     Concept Plan Review:

         A.      Eric Mainord to discuss concept plan for apartment project to be located between 350 West and 400 West, and 1300 South and Cove View Road. 

Greg Gagon and Eric Mainord were present.  This project has been discussed multiple times over the past year.  They wanted the Commission to know that they are still working on the project.  After the zoning was in place for the RM-24 zone, they reached out to a few groups familiar with the apartment industry.  They had wanted to do 196 units, 3-story stacked flats.  It would be a 35-million-dollar project based on costs six months ago.  After working out the feasibility with absorption, and the current cost of supplies, that cost has gone up significantly.   This is still the frontier to a developer, especially when making an investment of that nature.  It was very difficult for them to get any traction. 

They have looked at different funding options.  They don’t want to do a subsidized project.  They want to make something work, but they need to change directions a bit. 

They have down-sized their project.  It is a townhome concept, 3-bedroom, 2 bath unit, a vanilla finish, but not low-grade.  They are planning 80 units.  The plan shows some hammerhead areas which are master driveways, with a looped street going on and off of Cove View Road.  This would allow them to phase the project and build the buildings as the market demands.  They do know that there is a great demand here for multi-family housing.  This plan would put them at a density of under 9 units per acre.  

They have reached out to the canal company and talked about the bridges.  They visited with them today and looked at their bridges.  They don’t believe that to be a problem.  They have reached out to Carson DeMille at Jones & DeMille and have discussed the sewer and potentially having to bore under 1300 South. 

They have talked with UDOT about traffic analysis.  They have concerns about 350 West Street.   

Greg Bean asked about the road being looped on and off of Cove View road.  It seems like there is a pretty good elevation rise going over the canal.  Mr. Gagon said they have talked with Chad Anderson of the canal company and they expressed concerns that the canal company wanted a 6-foot rise above the high-water mark.  They don’t believe the high-water mark is the top of the canal.  Chad Anderson told them the canal company would want a bridge similar to that across from the bowling alley.  They looked at that bridge and believe it will work on their property.  It is basically a big box culvert.    

Blaine Breinholt pointed out that there have been issues this year where the road was flooded.  Mr. Gagon said they realize that when debris backs up, their property could get flooded and so they want to make sure it is done right.    

Greg Bean also wondered about the sewer.  Mr. Gagon said they haven’t decided anything yet.  They are still in discovery mode.  They understand that they will either have to bore under 1300 South and pick up the sewer at 1500 South, or pump it back to Cove View Road.  They really don’t want to have an HOA that maintains roads and public utilities, and would like the street to become a City street because it would be hard for them to maintain the road.   He believes they will sell the units as townhouses and a purchaser will purchase a unit from the foundation up.  All of the ground would be under one common ownership and kept together collectively.  They will have to have an HOA for the common areas of landscaping. 

They don’t want to develop 350 West.   They want to explore with UDOT their concern about safety in turning off of 1300 South.  There is a bend in the road coming from Main Street onto 1300 South.  The speed is 45 miles an hour with people accelerating as they come around the bend.  It is 450 feet from the end of the bend to the turn-off at 350 West.  As people come around the bend in acceleration mode, if there is a car slowed down to turn onto 350 West, that could create potential problems.  They are looking at putting 80 units in there and that will create some traffic.  Mr. Gagon wonders if UDOT would even allow that because of the speed of the road.  He suggests that they would rather do further improvements at 450 West.  They know that there could be a turn-out lane and merge lanes could be added on 1300 South to make the turn onto 350 West; however, they would rather put money onto 450 West rather than 350 West.  He doesn’t anticipate that there will ever be a stop light at 350 West. 

Josh Peterson said he has discussed safety with these developers, and UDOT has the same concerns.  There is a possibility that 350 West could be closed off.  The City would have to request that.

They will study the entire area around the property and see what is best traffic wise.  They would rather put money onto Cove View Road rather than 350 West.  Blaine Breinholt said the biggest problem with Cove View is that it is so flat that drainage is a problem.   As far as putting in basements, Blaine believes the water table may be a problem for them at probably 4 or 5 feet.  The sewer line on Cove View is about 4 feet deep. 

They need to do a Geotech report. They were told to reach out to Jones & DeMille as the engineer contact for the City.  They know that they cannot put their storm water into the canal.   

Kendrick Thomas reminded Commissioners that as more development comes to the south end of town, they need to be cognizant of pedestrian traffic.   Foot traffic needs to be accommodated in a safe way. 

They will go forward with planning for this property.  Josh Peterson said he can walk them through the process with UDOT.   

Kendrick Thomas requested that they provide engineer-stamped plans for the DRC review. 

7.      Change of Use

         A.      Jared Cefalia to request approval of a change of use of the building located at 385 South Main (previous tire store).  The proposal is to change the building into five separate store fronts.  (CS zone.)

Mr. Cefalia was not present.  The matter was tabled. 

8.      Other Business:

        A.    Follow-up to previous discussions and possible motion to allow the following:  Use of old church at 300 East 100 North (Sinisha Kostich).  Ideas are for a dance studio, banquets/weddings, games (bingo), art school, AA, community center. 

Jaden Hunt represented Sinisha Koshich.  Michelle Curtis said she reached out to the attorney for a description which would allow this type of use in a residential zone.  The definition the attorney provided would have completely disallowed churches which is not what the Commission intends.  The attorney is still working on a description.    

This will be tabled until next month, waiting to hear from the attorney for a description for the use table that could allow this building to be used in this manner. 

        B.    Discuss regulations for short-term rental properties.

Lisa White reminded that we were going to talk with Six County to see if they could help create the justifications that are needed in order to impose some of the regulations that were previously discussed.  No one was given that assignment.  Josh Peterson said he will contact Six County.  Greg Bean said he is going to reach out to the State ombudsman to see if he is aware of any studies for STRs as well.    

Lisa White has called Laverkin to see if they had justifications for the regulations they impose.  They have not called her back.  A moratorium could be imposed to stop the creation of anymore STRs until an ordinance can be adopted.  A moratorium would have to be implemented by adoption of an ordinance.  Commissioners do not feel like a moratorium is needed at this time. 

Lisa White had forwarded an article from Colorado which would be good to use as justification. 

        C.     Greg Bean to discuss suggestions for changes to the Zoning Code concerning metal buildings in commercial zones.

Greg provided a spread sheet setting out what some of the other cities require for building elevations.  Delta and Price don’t do anything.  Santa Clara is very restrictive.  Santaquin’s was very restrictive with requiring street sides to have 60% of the wall being covered with brick, stone, split rock, block, wood, or low maintenance masonry (not stucco) and then 25% of other sides, but no aluminum without permission. 

He is inclined to suggest having an area that is one block off of Main Street where the only metal that would be allowed would be decorative.  He proposes having the ordinance limit the appearance of buildings along the main thoroughfares. Allowing metal to have a decorative finish but no flat metal or vinyl.   There was discussion that it should apply to the main thoroughfares of Main Street, 300 North, and 1300 South.  This would also apply to buildings located one block on each side of Main Street.     

Greg Bean will try to come up with something to review next month. 

9.     Minutes Approval:

         A.      Consider approving minutes of September 1, 2021, 1:00 p.m. meeting; September 1, 2021, 6:00 p.m. meeting; September 13, 2021. 

The minutes were reviewed.  Regarding the meeting of September 11st at 1:00 p.m., Kendrick Thomas, Wes Kirschner, and Susan Jensen were not present.  Regarding the meeting of September 1st at 6:00 p.m., Kendrick Thomas was not present.    

Lisa White motioned to approve the minutes of September 1, 2021, 1:00 p.m. meeting; September 1, 2021, 6:00 p.m. meeting; and September 13, 2021, meeting, as amended.  Greg Bean seconded the motion.  Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson, Wes Kirschner, and Greg Bean.  Those voting nay:  None.  The motion carried unanimously

10.     Adjournment.  The meeting adjourned at  8:30 p.m.

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

/s/ Michelle Curtis

       Deputy City Recorder