COUNTY OF SEVIER
CITY OF RICHFIELD
At the Planning Commission
In and For Said City
February 7, 2018
Minutes of the Richfield City Planning Commission meeting held on Wednesday, February 7, 2018, at 6:00 p.m., Chairman Brion Terry, presiding.
1. Roll Call.
Introductions of new Planning Commissioners: Blaine Breinholt and Susan Jensen.
3. Minutes Approval:
Consider approving Minutes of January 3, 2018.
4. Public Hearing (6:00 p.m):
Receive comments concerning a preliminary subdivision application (lot split) for property located at 369 West 200
North. The application was filed by Craig Anderson (RM-11 zone).
Consider making a recommendation that the City Council approve the subdivision (lot split) application filed by
Craig Anderson regarding property located at 369 West 200 North (RM-11 zone).
6. State Bank of Southern Utah:
Consider approving plans for the construction of a new bank building to be located at Main and Center (D zone, C-1
7. E&M Storage Self Storage:
Review Mike Daniels’ plans for the construction of additional storage units to be located on the south side of
Center Street at 600 East.
8. Hansen Collision Center:
Consider approving plans for the construction of a building for semi-truck collision repairs at 830 South 100 West
(CS zone, C-1 use).
9. Andrew Douglas:
Major Home Occupation Permit. Approve relocation of catering business to 285 West 200 North (RM-11 zone, C-1
10. Other Business:
A. Other items.
1. Roll Call. Roll call was answered by Brion Terry, Monte Turner, Greg Bean, David Mower, Lisa White, Susan Jensen, and Blaine Breinholt City Staff Present: Deputy City Recorder Michelle Curtis.
Others present: Lance Stott, Rex Friant, Craig Anderson, Karen Anderson, Mike Daniels, Mrs. Mike Daniels, Corey Hansen, Kim Hansen, Brady Hansen, Kendrick Thomas.
2. Introductions. Introduction of new Planning Commission members: Chairman Terry welcomed new Planning Commission members Blaine Breinholt and Susan Jensen.
3. Minutes Approval. The minutes of January 3, 2018, were reviewed. The second paragraph of “Other Business” will be changed to read: “He asked if he would be able to put a billboard on the property.” Monte Turner motioned to approve the minutes of January 3, 2018, as amended. Greg Bean seconded the motion. The motion carried unanimously. Those voting aye: Brion Terry, Monte Turner, Greg Bean, David Mower, Lisa White, Susan Jensen, and Blaine Breinholt. Those voting nay: None.
4. Public Hearing (6:11 p.m): Receive comments concerning a preliminary subdivision application (lot split) for property located at 369 West 200 North (RM-11 zone). The application was filed by Craig Anderson. There were no public comments. The public hearing was closed at 6:12 p.m.
5. Subdivision: Consider making a recommendation that the City Council approve the subdivision (lot split) application filed by Craig Anderson regarding property located at 369 West 200 North (RM-11 zone). Craig Anderson, Karen Anderson, and Rex Friant were present.
The Anderson’s own Anderson Garden Center & Greenhouses. Their home sits on the same parcel as the greenhouses. They would like to subdivide the property in order to separate the home from the business property. Because of the existing home, other buildings, and a block wall, the new property line has been drawn accordingly. This is a unique situation where the lots will not be able to comply with all of the setbacks. The home will need to have a separate water connection. There is already a separate sewer connection.
Lisa White motioned to recommend that the City Council approve the lot split of Craig Anderson’s property at 369 West 200 North, with the condition that a separate water connection will be installed. Greg Bean seconded the motion. The motion carried unanimously. Those voting aye: Brion Terry, Monte Turner, Greg Bean, David Mower, Lisa White, Susan Jensen, and Blaine Breinholt. Those voting nay: None.
6. State Bank of Southern Utah: Consider approving plans for the construction of a new bank building to be located at Main and Center (D zone, C-1 use). Lance Stott and Kendrick Thomas represented State Bank.
The DRC recommendations were responded to as follows:
1. Sewer. Sewer is shown to connect from Center Street. .
2. Water. The water meter is located on Main Street, near the corner. They will put in a new water meter.
There is also a fire line that comes off of Center Street. The plans previously showed water connecting into the
existing line, but they are going to abandon that and install a new one further west on Center Street. They
know that the City will want them to cap that line.
3. Fire Hydrants. There is a fire hydrant across the street by Knit and Craft. There is another hydrant across the
street by the Sevier District Preschool. It is suggested that a hydrant be installed at the southwest corner of
this property. They would rather put the fire hydrant near the center of the street in the landscaping. This will
4. Sidewalk. The sidewalk will be closed during construction. Coordinate with City staff and the police department
as to safety issues and adequate signage directing foot traffic. This has been done. The sidewalk is closed
and they have coordinated with UDOT and the City. They have asked that the City paint a temporary crosswalk
near the drive-through for the temporary building.
5. Knox box. Recommend installation of a knox box. Agreed.
6. Street light. The location of the drive-through will require relocation of a street light. It is recommended that the
street light be placed at the property line, rather than directly in front of the business door to Octavia’s Hair
Salon. They will place the street light so it is not quite in front of Octavia’s door. It was suggested they talk
with Octavia and make sure that she is ok with where they put the street light.
7. Parking lot lights. Show placement of parking lot lights. Lights to be downcast lighting. The most recent plan
shows placement of the parking lot lights. They will be downcast.
8. Site Drainage. The plan shows a dry well on the south side of the property.
9. Landscaping. Label landscape areas and provide detailed landscape plan. They will provide a landscape plan at a
later date. Areas for landscaping are shown.
10. Parking. There are 31 parking spaces shown. The Code requires 31.88 spaces. It is felt 31spaces is acceptable.
The Commission agrees that 31 spaces is adequate. A van-accessible space is shown on the plan.
11. Signage. Signs to be reviewed and approved by City staff or Planning Commission. It is recognized that there will need to be temporary
directional signage installed. They plan to have two monument signs. They would like a 20-foot tall sign at the southeast corner. They would
like to place it on top of the roof. It would be the same type of look as the sign on the existing bank building. It provides a lot of
visibility. The Code prohibits signs on roofs. They will provide a plan for signs at a later Planning Commission meeting.
12. Trash enclosure. Shown at the southwest corner of the property. Label trash enclosure on the plan and show detail for enclosure. This is the same
location where the dumpster has been. There will be in an enclosure.
13. Fence. Show location and height of block fence. The fence will go from the north to the south and then east to the back corner of Ocatavia’s building. The
fence will be a block fence that is 6 to 8 feet tall. The Planning Commission will allow the fence to be as tall as 8 feet, with it being lowered to 3 feet within the
site triangle or setback. It is agreed that the setback is 30 feet from the sidewalk on Center Street. The lower portion of the block fence needs to be grouted for
14. Street improvements. The developer will replace sidewalks and streets that are disturbed due to demolition and construction. Agreed.
15. Building Elevation and Finishes. Adequate as shown.
16. Lot Tie Agreement. A lot-tie agreement will need to be recorded. They will record a Lot Tie Agreement.
17. Fees. State Bank to reimburse City for engineer review fees incurred. Agreed.
Monte turner motioned to approve the site plan for State Bank of Southern Utah, as presented, with the condition that the Planning Commission will review signs and a detailed landscape plan at a later meeting, the cinder block fence to be no taller than 8 feet, tapering down to 3 feet tall 30 feet from the sidewalk on Center Street, the lower portion of the fence to be grouted up to approximately 5 feet for stability, and compliance with all other recommendations of the DRC. Greg Bean seconded the motion. The motion carried unanimously. Those voting aye: Brion Terry, Monte Turner, Greg Bean, David Mower, Lisa White, Susan Jensen, and Blaine Breinholt. Those voting nay: None.
7. E&M Storage Self Storage: Review Mike Daniels’ plans for the construction of additional storage units to be located on the south side of Center Street at 600 East. Mr. and Mrs. Mike Daniels were present. There are two buildings at this location consisting of a total of 11 storage units. One building will be torn down and two new buildings will be constructed housing 18 units. He will then have a total of 23 units.
Mr. Daniels responded to DRC notes as follows:
1. Sewer or water. He does not plan to have sewer or water.
2. Fire hydrant. There is a fire hydrant on the corner of 600 East Center. Another fire hydrant is not needed.
3. Street improvements. There is no requirement for curb and gutter because the property doesn’t appear to
abut a City street. Agreed.
4. Access. It does not appear that this property abuts any City streets. Is there a right-of-way for access? The
access should be defined. Access is provided by a 20-foot alley-way as described in a 2017 survey by
Savage Surveying, in documents provided at closing of the property in 1977, and also shown on Richfield plat
5. Parking/driveway areas. A dustless hard surface is required. There is a hard surface in front of the building
that is going to be torn down. The hard surface has been covered in dust and gravel over the years. It is
6. Setback. Southeast setback needs to be addressed. The southeast corner of the north building is located
almost right on the property line. There are a few reasons for that. On the north end of their property there is
a power pole which Rocky Mountain Power would charge $5300 in order to relocate. The property to the east
is managed and/or owned by the Richfield Canal Company and so there will never be anything built back
there and they do require 38 feet cleared space between the canal edge and any structures, which E&M is
not intruding upon.
7. Signage. Signage to be reviewed by City staff or Planning Commission. Any signage will be a flat metal panel
on one of the buildings.
8. Trash Enclosure. Show location of trash enclosure. They don’t intend to have a dumpster because dumpsters
tend to be used by people who aren’t supposed to be dumping there.
9. Landscaping. This zone requires landscaping of 5%. Xeriscape is acceptable. He has not provided a
landscaping plan. He has owned the property for 22 years and it has never been an issue. There is no water
on the property, and so he is asking for a waiver of landscaping requirements. Mr. Daniels was told that
regarding the setbacks, he would need to apply to the Land Use Hearing Officer for a variance on setbacks.
Mr. Daniels said if he has to comply with setbacks, he will lose one unit. As far as landscaping, the Zoning
Code requires only 5% of the total site to be landscaped. Xeriscape is allowed. Mr. Daniels said if he does
any landscaping, it will be xeriscape with rock. Mrs. Daniels pointed out that kids ride their bikes in this area
and if there is gravel, they spew the gravel around and make a mess. They point out that they will be tearing
down a building that is not real attractive and will be adding something nicer, so they are hopeful that the
landscape requirement could be waived. The Commission said they will be required to show some type of
xeriscape covering 5% of the property.
Greg Bean motioned to approve Mike Daniels’ plans for the construction of additional storage units at the south side of 600 East dependent upon either complying with the setback requirement or upon a variance being granted by the LUHO, xeriscaping to be shown, and subject to the stipulations set out in the DRC notes. Monte Turner seconded the motion. The motion carried unanimously. Those voting aye: Brion Terry, Monte Turner, Greg Bean, David Mower, Lisa White, Susan Jensen, and Blaine Breinholt. Those voting nay: None.
8. Hansen Collision Center:
Consider approving plans for the construction of a building for semi-truck collision repairs at 830 South 100 West (CS zone, C-1 use). Brady Hansen, Corey Hansen, and Kim Hansen were present. Responses to the DRC notes were as follows:
1. Sewer and water. Show sewer and water lines on plan. Will the building have separate connections or use the
same connection as the existing buildings. Their engineered plans do show separate connections. The new
building and the existing building will share the detention basin and it will be enlarged.
2. Parking. The plan shows a paved parking lot with eight spaces. (The Code does not set out the number of
parking spaces for this type of use.) Road base is shown for the area between the new building and existing
buildings. The parking area has 8 spaces that do not back into the street. There is enough room for vehicles to
reverse from the parking space and then pull forward onto the street.
3. Street. With heavier truck traffic, suggest reinforced concrete and asphalt. As far as reinforcing the concrete or
asphalt, tractors with trailers won’t be pulled onto the property. It will just be the tractor. Therefore, the
Hansens don’t believe it should be necessary to have heavier asphalt or concrete. The Commission is in
agreement with that.
4. Drainage. The plan shows an onsite detention basin. Provide engineered drawings. They have provided
5. Irrigation ditch. Ditch will be covered. The ditch will be piped and covered.
6. Fire hydrant. No additional fire hydrants are needed. Agreed.
7. Landscaping. Dry Landscaping is shown. They plan to do xeriscape landscaping at 10% of the frontage of the
building. They are developing 230 feet of road. The Code requires that 10% of the property be landscaped. The
Commission agrees that it will be alright to do the 10% along the front of the building because if they
landscaped 10% of the property, they would be at over an acre of landscaping which is unreasonable.
8. Street light. Street lights are to be installed 175 to 200 feet apart, on alternating sides of the street. Hansens
installed a street light when they built the first building. If the distance to the new portion of development is 350
to 400 feet, they will need to install another street light on their side of the road. They installed a street light
when they built the first building. Brady Hansen measured and it is just shy of 350 feet, so they won’t be
required to put in a second street light.
9. Building elevations. Show building elevations and finish. This is shown in their engineer plans. The front of the
building will be the same stucco engineered panels as are on the existing building. The north and the east of
this building will have the stucco finish and then the west and south will be metal.
10. Signs. Any signs should be reviewed and approved by staff or Planning Commission. The Code allows the
Planning Commission to adjust the number and size of signs on a business if the property is larger than 2
acres in size. They will bring back their sign plans for review. The sign will be similar to what they have on
the existing building. They will want the signs on the east and west side of this building so that they are visible
from 100 West and Cove View Road.
11. Fees. Applicant to reimburse City for engineer review fees. Agreed.
The Hansens will be changing property boundaries and will need to record that with the County Recorder.
Lisa White motioned to approve Hansen Collision Center’s plans for the construction of a building for semi-truck collision repairs at 830 South 100 West, contingent upon approval of a building permit and review of the City Engineer, with the sign to be approved separately, and a detailed landscape plan to be provided. David Mower seconded the motion. The motion carried unanimously. Those voting aye: Brion Terry, Monte Turner, Greg Bean, David Mower, Lisa White, Susan Jensen, and Blaine Breinholt. Those voting nay: None.
9. Andrew Douglas: Major Home Occupation Permit. Approve relocation of catering business to 285 West 400 North (RM-11 zone, C-1 use). Andrew Douglas and Kristen Douglas were present. They would like to use an existing accessory building for their catering business. The building is south behind the home at 285 West 400 North. This shop will be accessed from 300 West. They want to turn the building into a commercial kitchen.
Plumbing will be done so that the shop is on a separate sewer connection. They will pay a sewer impact fee. They will use the same water connection as the home. The shop and home are on the same lot.
The fire marshal has told them they won’t need to have a fire suppression system because they will not have a fryer. There will be a commercial blower and a commercial hood that will be over the ranges. They will have a grease trap.
Most of the requirements they need to meet will be with the health department and the building inspector.
They are an on-site caterer, so they mostly prepare the food at this location and then deliver it to the customer. Every once in a while they do have someone who will come to plan a menu or to pick up something. They don’t anticipate a lot of customers coming to this location. They do have a driveway where customers can park off the street when they do come here. They have one employee and otherwise their employees work for them at the site of an event.
It was explained that because this is a conditional use, the Commission can place conditions on the business at the present time or, if complaints are received from neighbors, they can be called back to the Planning Commission and conditions placed at that time.
Mrs. Douglas has been asked if she would do cooking classes. She asked if she could do cooking classes at this location. If it happened a few times every week and created traffic issues, then it would be a problem. Mrs. Douglas pointed out that there wouldn’t be room in the building for a lot of people, maybe four couples. There is the long driveway and some areas where people could park.
Business hours are sometimes a concern in a residential neighborhood. They don’t plan on being there late. When they are finished with an event and pull in late at night, they leave the supplies in the trailer and clean it up in the morning.
Greg Bean motioned to approve the major home occupation for a catering business at 285 West 400 North, subject to the applicants obtaining approval and a permit from the health department. Lisa White seconded the motion. The motion carried unanimously. Those voting aye: Brion Terry, Monte Turner, Greg Bean, David Mower, Lisa White, Susan Jensen, and Blaine Breinholt. Those voting nay: None.
10. Other Business:
A. Other items. There were no other items.
11. Adjournment. The meeting adjourned at 8:45 p.m.
PASSED AND APPROVED on the 23rd day of April, 2018.
/s/ Michele Curtis
Deputy City Recorder