Minutes – 2.2.2022

OUNTY OF SEVIER 

CITY OF RICHFIELD

                                                                                    At the Planning Commission

                                                                                    In and For Said City

                                                                                                                                                            February 2, 2022

Minutes of the Richfield City Planning Commission meeting held on Wednesday, February 2, 2022, at 6:00 p.m., Chairman Kendrick Thomas, presiding.

1.      Roll Call
2.      General Plan Discussion 

         A.   Discuss setbacks in residential zones.

3.       Public Hearing (6:30 p.m.)

         A.   Receive comments concerning an application filed by Deer Run Timber (John Bennett) requesting a change in zoning for property located at Centennial Plaza.   The request is to change the property from CG (Commercial) to RM-24 (multi-family residential). 

        B.   Receive comments concerning an application filed by Mike Jorgensen requesting a change in the zoning of property located on Airport Road and south of Cove  View Road.  The request is to change the zone of three parcels of property.   The parcels are currently zoned CS (Commercial Shopping), CG (General Commercial), and R1-10 (Single-family Residential).  The request is to change the  parcels to the R1-6 zone (Single-family Residential). 

         C.   Receive comments concerning a request to subdivide the property located on 350 West between Cove View Road and 1300 South.  (Mainord/Gagon). 

        D.   Receive comments concerning an application proposing a subdivision (townhome development) filed by Tok Development to be located at 1080 South 900 West (RM-11 zone).

         E.   Receive comments concerning proposed changes to the Zoning Code concerning the RM-24 zone.   

4.      Annexation Recommendation

         A.   Consider recommending approval of a Petition for Annexation filed by Jonathan Lund.  The property is located west of Home Depot.  They will be requesting the north 4.5 acres to be zoned CG (General Commercial) and the south 7 acres to be zoned RM-24 (Multi-family)

5.      Conditional Use Permits

         A.   Consider approving Terry Sharp’s request allowing a Mixed Use at his property at 146 North Main Street (C-2 use, D zone).

         B.   Consider approving Johnathan Anderson’s request to allow him to conduct a business called Urning to Burn to be located at his home at 555 West 500 North  (R1-10 zone, C-1 use).

         C.   Consider approving Victor Torok’s request to allow him to conduct a business called Torok Company (motorcycle repair, purchase, and sales) at his home at 1038 North Plaza Drive, (R1-6 zone, C-1 use).

         D.   Consider approving Tyson Curtis’ request allowing him to operate a short-term rental at 54 South 200 West (RM-11 zone, C-1 use).

         E.   Consider approving Sinisha Kostich’s request allowing him to conduct a business providing community activities (i.e. dance lessons, bingo, reception hall) at 301East 100 North (RM-11 zone, C-1 use) .

6.      Action on Public Hearings

         A.   Consider recommending approval of an application filed by Deer Run Timber (John Bennett) requesting a change in zoning for property located at Centennial Plaza.  The request is to change the property from CG (Commercial) to RM-24 (multi-family residential).

         B.   Consider recommending approval of an application filed by Mike Jorgensen requesting a change in the zoning of property located on Airport Road and south of Cove View Road.  The request is to change the zone of three parcels of property.  The parcels are currently zoned CS (Commercial Shopping), CG (General Commercial), and R1-10 (Single-family Residential).  The request is to change the parcels to the R1-6 zone (Single-family Residential).

          C.   Consider recommending approval of a request to subdivide the property located on 350 West between Cove View Road and 1300 South.  (Mainord/Gagon).

         D.   Consider recommending approval of an application proposing a subdivision (townhome development) filed by Tok Development to be located at 1080 South 900 West (RM-11 zone).

         E.   Consider recommending approval of proposed changes to the Zoning Code concerning the RM-24 zone.   

7.      Commercial Business

         A.   Review and consider approving plans for addition to Central Utah Counseling Center located on 100 East 300 South.  (D zone, C-2 use). 

        B.   Larry Pearson to discuss concept plan for development of the 100 West Street between 500 and 600 South (townhome/rental concept).

8.     Minutes Approval:

         A.  Consider approving minutes of January 5, 2022. 

9.      Other Business

10.     Adjournment

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

City Staff Present:   Deputy City Recorder Michelle Curtis.     

Others present:  Victor Torok, Ryan Hodgson, John Spendlove, Daryl Hodgson, Larry Pearson, Melanie Pulini, Geoff Bird, Brandon Anderson, Tyler Olsen, Eric Mainord, Greg Gagon, Tyson Curtis, Kristina Sharp, Jonathan Anderson, Sinisha Kostich, Mike Jorgensen, Dustin Nielsen, Lynn Davies, Richard Anderson, and David Bradley.

2.      General Plan Discussion:  (6:00 p.m.)   

         A.  Discuss setbacks in residential zones and RM-24 zones.     

Chairman Thomas advised that the Commission will be discussing regulations to be placed on the RM-24 zone.  Also, the Mayor has asked that the Commission have a discussion to consider reducing residential setbacks.  His reasoning is that homeowners may be desiring less yard to maintain, and possibly this could help with the housing shortage situation that we are in. 

The Commission had talked about limiting RM-24 units to 25% of the residential units. That number would include all dwelling units, single-family and apartment units. 

There is also a question as to whether the 25% is based on potential units that could be allowed on per acreage in the RM-24 zone.  At what point in time is a property included in the 25% limit:  when they start to build, after the project is completely built out, when a building permit is drawn?  What if it takes a property 10 years to start to build, are other properties denied the right to develop until the first property is built out?  Does this help the housing shortage?

These issues were discussed from many angles.  Chairman Thomas expressed his opinion that the growth in the RM-24 zone could simply be controlled based on what the land use designation is on the Future Land Use Map.  Those areas should be identified on the Land Use Map.  As proposals come in for other areas, they could be considered on their merits individually.

Lisa White believes the criteria for approving changes would be based on access to utilities, access to transportation corridors, etc.  

Bruce Parker prepared a proposed Land Use Map in connection with the General Plan.  Suggested changes to the General Plan have been sent to Mr. Parker.  Michelle Curtis will follow up on that.   

It was decided to have a committee work on the RM-24 issues.  Greg Bean and Josh Peterson will work on this with Michelle Curtis.     

Regarding the Mayor’s request to consider reducing setbacks in residential zones, Blaine Breinholt said he believes the 30-foot setback in the front yard is a safety issue.  Josh Peterson agrees that it is about maintaining safety for the travel zone and the volume of speed.  There needs to be enough room in the front for an easement where infrastructure is placed and planning for future widening of a road.   

Susan Jensen pointed out that if it were a new subdivision where the utilities are placed at the time of development, a setback could probably be much less.

The Commission would like to think about this over the next month and look at what other cities do.    

3.      Public Hearings:  6:30 p.m.

          A.  6:34 p.m.  The meeting was opened to receive comments concerning an application filed by Deer Run Timber (John Bennett) requesting a change in zoning for property located at Centennial Plaza.  The request is to change the property from CG (Commercial) to RM-24 (multi-family residential).

There were no public comments.  The public hearing closed at 6:35 p.m. 

         B.  6:36 p.m. The meeting was opened to receive comments concerning an application filed by Mike Jorgensen requesting a change in the zoning of property located on Airport Road and south of Cove View Road.  The request is to change the zone of three parcels of property.   The parcels are currently zoned CS (Commercial Shopping), CG (General Commercial), and R1-10 (Single-family Residential).  The request is to change the parcels to the R1-6 zone (Single-family Residential). 

There were no public comments.  The public hearing closed at 6:36 p.m.

         C.   6:36 p.m.  The meeting was opened to receive comments concerning a request to subdivide the property located on 350 West between Cove View Road and 1300 South.  (Mainord/Gagon).

There were no public comments.  The public hearing closed at 6:37 p.m.

         D.   6:37 p.m.  The meeting was opened to receive comments concerning an application proposing a subdivision (townhome development) filed by Tok Development to be located at 1080 South 900 West (RM-11 zone).

Chairman Thomas declared a conflict of interest because he is one of the developers.

There were no pubic comments.  The public hearing closed at 6:38 p.m.

         E.   6:38 p.m.  The meeting was opened to receive comments concerning proposed changes to the Zoning Code concerning the RM-24 zone.   

There were no public comments.  The public hearing closed at 6:38 p.m.

4.      Annexation

         A.  Consider recommending approval of a Petition for Annexation filed by Jonathan Lund.  The property is located west of Home Depot.  The request is for the north 4.5 acres to be zoned CG (General Commercial) and the south 7 acres to be zoned RM-24 (Multi-family).

Chairman Thomas stated that 7 acres zoned RM-24 would allow approximately 168 units. Blaine Breinholt believes it makes sense to have a residential use on the south portion of this property as it doesn’t lend well to commercial uses.  The north portion makes sense as commercial.

Josh Peterson motioned to recommend that the City Council accept the Petition for Annexation filed by Jonathan Lund regarding property located west of the Home Depot, the north 4.5 acres to be zoned CG (General Commercial) and the south 7 acres to be zoned RM-24 (Multi-family).  Lisa White seconded the motion.  Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson and Greg Bean.  Those voting nay:  None.  The motion carried unanimously. 

5.      Conditional Use Pemits

         A.   Consider approving Terry Sharp’s request allowing a Mixed Use at his property at 146 North Main Street (C-2 use, D zone). 

Kristina Sharp was present.  They are the owners of this commercial building.  They would like to be able to put two or three studio apartments on the top floor, or two larger apartments.  They will keep the rest of the building for commercial use.  There is access from the back of the building where parking will be.      

Blaine Breinholt motion to recommend that the City Council approve the mixed use of the building located at 146 North Main Street.  Lisa White seconded the motion.  Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson and Greg Bean.  Those voting nay:  None.  The motion carried unanimously. 

         B.   Consider approving Johnathan Anderson’s request to allow him to conduct a business called Urning to Burn to be located at his home at 555 West 500 North (R1-10 zone, C-1 use).

Johnathan Anderson was present.  This business will be located in a small shop at the back of his property.  He makes urns for ashes of human remains and pets.  He has done some projects for Sevier Valley Veterinarian Clinic and the Richfield Veterinarian Clinic.  He does most of the business on-line.  Customers do not come to the house.  They ship the urns from the house.  These are small projects.  He does not have any employees.  He hopes in the future the business will develop into something much bigger, and he could expand to another location and hire a few people.  He uses a table saw, a router, and a hobby craft woodburning kit.  He has a small laser burner that is 15”x15” that he uses for wood engravings.  He uses a 5”x5” CNC machine to do name plates.

The only waste he has is sawdust.  There is not a whole lot of waste.  He maybe fills 50-gallon trash can once a month.    

Greg Bean motioned to approve Johnathan Anderson’s request to allow him to conduct a business called Urning to Burn to be located at his home at 555 West 500 North.  Josh Peterson seconded the motion.   Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson and Greg Bean.  Those voting nay:  None.  The motion carried unanimously

         C.   Consider approving Victor Torok’s request to allow him to conduct a business called Torok Company (motorcycle repair, purchase, and sales) at his home at 1038 North Plaza Drive, (R1-6 zone, C-1 use).   

Victor Torok was present.  He works on bikes and cars.  He does not have any employees.  He purchases a couple of bikes a year to rebuild, refurbish, and restore.  He customizes the bikes.  The company he purchases parts from, requires him to have a business license.  His apartment is in an HOA and he needs City approval before the HOA will approve it.  His business is conducted entirely inside of his garage.  There is no heavy equipment.  He uses hand tools and a small air compressor.  The garage stays closed.   He doesn’t use chemicals.  He will not advertise the business, or be selling things, or have people coming to the property.  This is a hobby. 

Greg Bean motioned to approve Victor Torok’s request to allow him to conduct a business called Torok Company (motorcycle repair, purchase, sales) at his home at 1038 North Plaza Drive with the condition of no noise between the hours of 10 p.m. and 6 a.m.   Josh Peterson seconded the motion.   Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson and Greg Bean.  Those voting nay:  None.  The motion carried unanimously.

         D.   Consider approving Tyson Curtis’ request allowing him to operate a short-term rental at 54 South 200 West (RM-11 zone, C-1 use).

Tyson Curtis was present.  He has a long-term tenant vacating this home at the end of the month.  He would like to change the use to a short-term rental.  There are four bedrooms, but they will use only three.  They will use the fourth bedroom to keep supplies, vacuums, etc.  It is intended to be used for one large family or two small families.  There is a fully fenced back yard.  There is off-street parking and a garage for a total of five off-street parking spaces. 

Lisa white motioned to approve Tyson Curtis’ request allowing him to operate a short-term rental at 54 South 200 West.  Susan Jensen seconded the motion.   Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson and Greg Bean.  Those voting nay:  None.  The motion carried unanimously.

         E.   Consider approving Sinisha Kostich’s request allowing him to conduct a business providing community activities (i.e. dance lessons, bingo, reception hall) at 301 East 100 North (RM-11 zone, C-1 use).

Sinisha Kostich was present.  He would like to use this building as a small community center, a place where people can go to have fun.  He showed a parking plan which shows 17 parking spaces on the east side of the building.  Lisa White points out that one parking space will need to be a van-accessible handicap parking stall.   He anticipates perhaps 75 people there.  The parking ratio is one space per three people which would require 25 parking spaces.  There is also room for cars to park parallel on the east side.  Mr. Kostich said he thinks mostly there would be no more than 15 people, but perhaps on a Friday night there could be 50 people.  The parking area is gravel.    He was told he needs 25 spaces and it appears that there is enough room to accommodate that.  He needs to put up signage to show the designated parking areas. 

The hours of operation will be 8 a.m. to 9 p.m.  Lisa White pointed out that the noise ordinance is from 10 p.m. to 6 a.m. 

Lisa White motioned to approve Sinisha Kostich’s request allowing him to conduct a business providing community activities at 301 Eat 100 North with the condition that he provide 25 parking stalls which includes one ADA van-accessible handicap stall, and hours of operation in accordance with the noise ordinance which limits noise between the hours of 10 p.m. and 6 a.m.  Blaine Breinholt seconded the motion.  Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson and Greg Bean.  Those voting nay:  None.  The motion carried unanimously 

6.      Action on Public Hearings

         A.   Consider recommending approval of an application filed by Deer Run Timber (John Bennett) requesting a change in zoning for property located at Centennial     Plaza.  The request is to change the property from CG (Commercial) to RM-24 (multi-family residential).

John Spendlove, of Jones & DeMille, represented the petitioner.  Chairman Thomas declared a conflict of interest because he works for Jones & DeMille.   This property is approximately 4.4 acres.  They would like to put some townhouses on the property.  Mr. Spendlove does not know how many units the property owner will propose.  With this acreage, the RM-24 zone would allow up to 105 units. 

There was discussion as to whether zoning this RM-24 is giving up commercial property for residential.  The Commission generally thinks the answer to that is no.   It seems to blend in well with the surroundings.  There has also been concern about an excess of RM-24 properties being concentrated on the south end of town.  This location will help in spreading it out.    

Josh Peterson motioned to recommend that the City Council approve Deer Run Timber’s request to change the zone from CG to RM-24.  Lisa White seconded the motion.  Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson and Greg Bean.  Those voting nay:  None.  The motion carried unanimously 

         B.   Consider recommending approval of an application filed by Mike Jorgensen requesting a change in the zoning of property located on Airport Road and south    of Cove View Road.  The request is to change the zone of three parcels of property.  The parcels are currently zoned CS (Commercial Shopping), CG (General Commercial), and R1-10 (Single-family Residential).  The request is to change the parcels to the R1-6 zone (Single-family Residential). 

Mike Jorgensen and Dustin Nielsen were present.  The property is approximately 13 acres.  The property is located in three different zones.  They would like to change the zones to R1-6 which would allow for 59 lots.  The plan is to build patio homes.  It would be maintained as an HOA with a club house.  They are hoping for smaller setbacks which they can do if they own the road and maintain it.    

Mike Jorgensen said this is something that Richfield has not seen.  Lisa White asks if there is any detriment to losing the commercial land and exchanging it for residential land.  The Commission feels like this is ideal for residential by the golf course.  Mike Jorgensen said they sold a piece of this to Wolverine years ago to build a commercial building, but Wolverine never built it.  The Jorgensens bought it back. 

Blaine Breinholt said several years ago, the Jorgensens had him do a soil test, and there was water at about 3 feet.  There are field drains through there and he doesn’t know if they have ever been maintained.    

The homes will be separate homes, patio homes rather than townhomes, and single level or two-level homes.    

Josh Peterson pointed out that there could be parking issues with the narrower roads which may prohibit on-street parking.  They realize these items will have to be discussed when the subdivision is reviewed.    

Greg Bean motioned to recommend that the City Council approve Mike Jorgensen’s application requesting a change in the zoning of property located on Airport road and south of Cove View Road, the three parcels to be zoned R1-6.  Lisa White seconded the motion.  Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson and Greg Bean.  Those voting nay:  None.  The motion carried unanimously 

         C.   Consider recommending approval of a request to subdivide the property located on 350 West between Cove View Road and 1300 South.  (Mainord/Gagon). 

Greg Gagon and Eric Mainord were present.  Mr. Gagon said they have been actively working on this project.  They are working with Snow College and are having an ongoing conversation with the State Board of Education.  This subdivision accomplishes the purpose of separating the two lots so that they can legally make this happen with the school.  

Lot 1 will be used for college housing.  As far as Lot 2, they have always talked about townhomes.  That is on the backburner while they see what is going to happen with the school.  This will basically be two different projects. 

On lot 2 they have a concept for 70 townhome units that fit within the RM-24 zone. With the college housing on lot on1, they are looking at 132 beds.  The school needs 50 or 60 of those immediately and hopes it can be done by the end of the year.   

Josh Peterson delivered a letter from UDOT stating:  “With regard to access to SR-120 at 1300 South 350 West, UDOT will allow continued use of the existing access with the addition of the planned housing development on the west side of 350 West.  At the time the east side of 350 West develops, UDOT and Richfield City will assess the conflict of 350 West and the right turn slip lane coming from Main Street.”

In light of the UDOT letter, Greg Gagon said they will change their plat slightly.  They are changing the north extension of 350 West so that it crosses the canal at a different point.  They will be putting in a bridge to accommodate that.  The water line is under 350 West and they will be rerouting the water line.  They will be installing the sewer line under 350 West and punching under 1300 South to hook on to the sewer at 1600 South.   Since 350 West is not going to be abandoned at the present time, they don’t want to be obligated to the property owner on the east side of the street when he develops.  In the event that the south extension of 350 West is developed, they would deed their portion of the street to the City now.   

Greg Gagon read the letter from UDOT.  They do not plan on using 350 West for their access and will consider that someone else’s property.  They will install the sewer and it will be sized for the adjacent property to use.  They will not do a payback agreement because they feel like it is essentially a wash for them to do the improvements they are putting in now and then not be required to participate in the future street improvements on 350 West when the property across the street develops.   The sewer line is going to be very expensive.  They would like to deed a portion of their property to the City now for the development of 350 West if that ever happens. 

Lisa White stated that they probably should have an agreement with the other property owner.

Greg Bean motioned to recommend that the City Council approve a request to subdivide the property located on 350 West between Cove View Road and 1300 South.  Blaine Breinholt seconded the motion.  Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson and Greg Bean.  Those voting nay:  None.  The motion carried unanimously 

The street shown on the plat as South Village Lane will be a City street.    

Greg Gagon shared his opinion as to the use of the RM-24 zone.  Every time they have been here, there has been discussion about the RM-24 zone.  He feels it important to continue reviewing it and make changes.  On the 10 acres they are developing, they are finding that they will be able to put only 90 to 94 townhomes which comes out to a ratio of 10 units per acre.  The landscaping and parking is more restrictive in the RM-24.  He feels like the RM-24 is not appropriate for townhomes.  The RM-24 is more appropriate for stacked flats and taller buildings.  Townhomes don’t belong in the RM-24.  He encourages the City to use the RM-24 for high density as it was intended.

         D.   Consider recommending approval of an application proposing a subdivision (townhome development) filed by Tok Development to be located at 1080 South 900 West (RM-11 zone).

Kendrick Thomas declared a conflict of interest.  Tyler Olsen present.  This is a townhouse development that will be phased.  They would like to begin phase 1 with four units which will be two duplexes.  They are multi-level duplexes.  Currently, they are working on right-of-way issues with the school district which owns the property across the street to the north.  Chairman Thomas said this property drains to a detention basin that is southeast of this location.  The street gutters and the irrigation ditch all end up in that detention basin. 

As other phases are done, they will take the road all the way to College Avenue.  Chairman Thomas said the Master Transportation Plan does show the road continuing to College Avenue and meeting it with a 90-degree angle.  This will involve the purchase of a smaller lot next to College Avenue.  If they are able to purchase that, they may be able to fit another duplex there.    

They will install their share of street improvements to the west of these lots.   

Blaine Breinholt motioned to recommend that the City Council approve the application filed by TOK Development for the subdivision of property located at 1080 South 900 West.  Josh Peterson seconded the motion.    Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson and Greg Bean.  Those voting nay:  None.  The motion carried unanimously 

         E.   Consider recommending approval of proposed changes to the Zoning Code concerning the RM-24 zone.   

After the discussion at the first of this meeting, the Commission appointed Josh Peterson and Greg Bean to study this further and come back with a recommendation. 

7.      Commercial Business.

         A.  Review and consider approving plans for addition to Central Utah Counseling Center located on 100 East 300 South.  (D zone, C-2 use).

Lynn Davies, Richard Anderson, and David Bradley were present.  A few years ago they built a residential unit with eight units for their clients.  They now have funding where they can expand the residential unit.  They will be extending the building to the west.  This will be the first phase of their plan and will allow them to provide services to eight additional people.

The DRC notes were reviewed as follows: 

            1.   Sewer and Water.  Sewer and water are shown as coming off of 300 South with new connections.  Water meter is shown as 1-1/2”. 

           2.   Fire Hydrant.  There is a fire hydrant at the corner of 100 East 300 South.

            3.   Streets.  Asphalt, curb, gutter, and sidewalk are already in place.

            4.   Knox Box.  A knox box is recommended

            5.   Site Drainage.  A grated drain basin is shown on 300 South.  Provide drainage calculations.  

 DiscussionThey need to provide the drainage calculation.  Mr. Davies said there is a drain basin within their property.  They are showing a dry expression to grab all of the different downspouts off of the roof.  If it fills up and gets too full, the drainage will go out to the road.  Chairman Thomas advised that it needs to contain a 10-year storm.  Mr. Anderson said they will provide those calculations. 

            6.   Landscaping.  Show on plan the percentage of the property that is landscaped.

Discussion:  They are working on those calculations with their entire campus.  As shown, it appears to be adequate. 

            7.   Parking.  Parking is adequate as shown.  Eight parking stalls are shown plus one handicap parking stall.  Requirements are for one stall for each four residents and one space for every  two employees. 

Discussion:  Parking is adequate and they have provided for van-accessible parking. 

            8.   Trash Enclosure.   Tell where the trash receptacle is located for the entire campus.

Discussion:  They will have two dumpsters which are located in the main parking lot for the campus.  They were told that they need to be situated so that a trash truck can access them at any time without cars blocking a garbage truck. 

            9.   Fencing.  Not required.

            10.  Building Elevations.  Adequate as shown. 

            11.  Lot Line Adjustments.  This property is comprised of several parcels.   Buildings cannot cross property lines unless a new plat is done, or a title company can prepare a metes and bounds description to be recorded, or lot tie agreements.

Discussion:   They are aware they need to do some lot line adjustments. 

            12.  Geotech Report.  A Geotech report is required.

Discussion:  Mr. Davies wondered why they need a Geotech report?  He asked if there is a wider concern?  Chairman Thomas said he is a structural engineer and has done several projects around town.  There are slight differences based on the soil at different sites for footings.  Typically, this part of town has needed over-excavation of 2 to 3 feet.  Mr. Davies said there would be an existing report that was done when the original building was done seven years ago.  Chairman Thomas said that will suffice.    

            13.   Fees.  See attached sheet for impact fees.  Impact fees are as follows:

                        2.86 beds equals 1 ERC

                        8 beds =                                                2.80 ERCs

                        Credit for two abandoned ERCs             -2.00 ERC

                        Current impact fees (until 6/16/2022)

                        Water $3687.00                                      $2,949.60

                        Sewer $  458.00                                            366.40

                        Updated Impact fees effective 4/16/22

                        Water $8,350.00                                       $6,680.00         

                        Sewer $1,25.00 (zone 1)                        $1,012.00

Lisa White motioned to recommend that the City Council approve the plans for an addition to the Central Utah Counseling Center located on 100 East 300 South, making sure that the percentage of landscaping is correct after the lot line adjustments are made, and in accordance with the discussion concerning the DRC comments, and verification of the 10-year-storm capacity for the drainage calculations.  Greg Bean seconded the motion.  Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson and Greg Bean.  Those voting nay:  None.  The motion carried unanimously 

         B.  Larry Pearson to discuss concept plan for development on 100 West Street between 500 and 600 South (townhome/rental concept).

Larry Pearson and Geoff Bird were present.  Mr. Pearson explained that he came to the City a little over a year ago and had the zone for the property changed to the RM-11.  The RM-24 zone was not available at that time.  This is for a project behind the Quality Inn where they will take out all of the houses on 100 West and replace those with a condominium project.  They would now like to change the property to the RM-24. 

Geoff Bird is with Highline builders.  The concept design is contingent upon the property being zoned RM-24.  Their preference would be three, 3-story buildings.  The buildings are all the same.  They will be two- or three-bedroom units.  Each building will have an approximate 5000 square-foot footprint with the building total square footage being about 15000 to 16,000 square feet.

They showed renderings from a different development they have done.  It shows very high-end finishes, no stucco, all resilient brick or hardie-type finishes.  The design will be between a modern and traditional design.  

Parking is a challenge with 24 units requiring 60 parking spaces.  That makes half of the acreage in asphalt depending on how the driveways are done.  The project will have 36 units which will require 90 parking spaces.  The concept shows parking on the south, west, and north sides. 

The Zoning Code restricts height to 35 feet.  This will be slab on grade. They have had a Geotech report done and the highest ground water was at 11 feet.  Blaine Breinholt said he built the addition on the Quality Inn several years ago and the ground water was at 5 feet.    

They will do some lot consolidation.  With the lot line adjustments, there will be at least 1.5 acres which will allow for 36 units in the RM-24 zone.  They are waiting on title work for some easements.  They think there might be an old farmer’s ditch going through the acreage and some fiber line on 100 West.    

This will have to go to public hearing for a zone change to RM-24, and then the project can be reviewed.  Lisa White mentioned that they need to be aware that the RM-24 has different requirements as far as open space and landscaping. 

Michelle Curtis asked the Planning Commission for clarification as to whether parking counts as part of the open space?  It is felt that parking is included in the open space requirement which is 25% of the property. 

The Commission likes that this is located close to Main Street.  It makes a good buffer between residential and commercial properties.

8.      Minutes Approval

         A.  Consider approving minutes of January 5, 2022.  Lisa White motioned to approve the minutes of January 5, 2022.  Susan Jensen seconded the motion.    Those voting aye:  Kendrick Thomas, Lisa White, Susan Jensen, Blaine Breinholt, Josh Peterson and Greg Bean.  Those voting nay:  None.  The motion carried unanimously 

9.      Other Business.  There was no other business.

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

APPROVED on the 2nd day of March, 2022.

/s/ Michelle Curtis

      Deputy City Recorder