Minutes – 5.4.2022

Published: May 20, 2022

COUNTY OF SEVIER 

CITY OF RICHFIELD

                                                                                    At the Planning Commission

                                                                                    In and For Said City

                                                                                                                                                            April 6, 2022

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

1.       Roll Call

2.         General Plan Discussion      

          A.         Micklane Farmer/Lindon Friant to discuss County Transportation Plan.

            B.         Discuss Detached long-term dwelling units (casitas).

            C.         Discuss multi-family zones and whether separate dwellings can be allowed

                        on one lot.  (Maridon Rappleye).

            D.         Sign Ordinance.

3.         6:30 p.m.  Public Hearings

            A.         Receive comments concerning a proposal to amend the water share

                        requirement of the Annexation Policy of the General Plan for Richfield City.

            B.         Receive comments concerning a proposal to amend the Zoning Code as it

                        pertains to setbacks in residential zones.  The proposal is to change the front-

                        yard setback to 20 feet, with the garage being set back a minimum of 25 feet,

                        and a porch being allowed at 15 feet from the property line. 

4.         Action on Public Hearing

            A.         Consider recommending that the Council accept changes to the Annexation

                         Policy of the General Plan regarding water shares. 

            B.         Consider recommending approval of a change to the Zoning Code concerning

                        front-yard set-backs. 

 5.        Conditional Use Permits

            A.         (Short-term Rental).  Consider approving Jesse Gettler’s request allowing him to

                        operate a business called J&L Mini Retreat as a short-term rental at 246 West

                        800 South  (CS zone, C-1 use).

            B.         (Short-term Rental).   Consider approving Brennon Atterton’s request allowing

                        him to operate a short-term rental at 153 West 800 South (CS zone, C-1 use).

            C.         Consider approving Valerie Shryder’s request for a home occupation permit          

           allowing her to conduct a business called Epic Designs at 245 North 440 East

                        #10 (C1-use, CS zone).

            D.         Consider approving Lana Hansen’s request for a home occupation permit

                        allowing her to operate a photography studio at her home at 1855 Cove View

                        Road (C-1 use, R1-10 zone).

            E.         Consider approving Christopher and Katey Zebley’s request for a

                        conditional use permit allowing them to conduct a business called C and K

                   Country Creations to be located at 24 West 100 South (D zone, C-1 use).

            F.         Review and consider recommending final approval of Pearson United’s plans for

                        the development of a condominium project and overnight-stay project (mixed

                   use) to be located on 100 West between 500 and 600 South (RM-24 zone/CS

                        zone, C-2 use). 

            G.         Review and consider approving Shad Petersen’s proposal for the construction of

                        a building to be used for the purpose of manufacturing photography props

                   and a photo office/studio to be located in the Business Park south of Dogberry

                        Creations)  (Manufacturing/Office – MG zone, C-1 use).

            H.         Consider approving Sinisha Kostich’s request allowing two apartments in the

                        bottom of the old church building at 110 North 300 East.  The building was

                        recently approved for community activities  (i.e. dance lessons, bingo, reception

                        hall) (RM-11 zone). 

            I.          Consider recommending that approval be given for Andrew Hermann’s request

                        to allow a mixed use at 104 North Main (formerly known as “The Vault”).  The

                        mixed use  would be comprised of a restaurant/reception hall, offices, and four

                        apartment units (D zone, C-2 use). 

            J.          Consider approving Henry Barlow’s request to conduct a manufacturing

                   business at 2200 South Red Hills Drive (former Winkel Distributing building)

                        (MG zone, C1 use)

6.         Minutes Approval:

            A.         Consider approving minutes of March 2, 2022. 

7.         Other Business

            A.         Report on questions from last month (U-Haul and public parking lots).

8.          Adjournment

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

City Staff Present:   Deputy City Recorder Michelle Curtis.     

Others present:  Lyndon Friant, Chris Zebley, Katey Zebley, Michael Snow, Amy Myers, Maridon Rappleye, Andrew Hermann, Jesse Gettler, Carson DeMille, P. Davis, Larry Pearson, Melanie Pulini, Shad Petersen, Lana Hansen, Shad Petersen, Chalise Petersen. 

2.   General Plan Discussion

      A.   Micklane Farmer/Lindon Friant to discuss County Transportation Plan.   Lindon Friant was present.  The County is in the process of updating their Master Transportation Plan.  They are reaching out to communities for input.  They want to make sure they are aware of the City’s Master Transportation Plan so that they can incorporate future corridors or improvements.  They would like the Commission’s ideas regarding future growth.  For instance, they show 750 East as a future minor collector which requires a certain width.  The Planning Commission needs to be aware of these kinds of things. 

With anticipated growth, he wonders if there are any particular roads or future corridors they need to make note of.  Currently they are working on taking 1300 South from Main Street all the way to Annabella Road. 

Greg Bean advised that the City is in the process of revising the General Plan and the City has applied for funds to help with the Master Transportation Plan.  He feels strongly that the City needs a bypass road on the east side of town. 

Chairman Thomas is concerned with providing pedestrian-friendly transportation areas, especially in areas where there will be high-density housing.  He is concerned with 1300 South and also South Cove View Road. 

      B.   Discuss Detached long-term dwelling units (casitas).   The Planning Commission is considering recommending changing the Zoning Code to allow detached accessory dwelling units.  They have looked over ordinances for Ivins, St. George, and Sevier County.  In summary, most of these ordinances did not allow casitas in the smaller residential zones.  Sevier County has a provision that they can be located no further than 75 feet from the main home, the main home has to be owner-occupied, and they can’t be used as a short-term rental.  In these ordinances the maximum size ranges from 400 to 1000 square feet.  The current Zoning Code allows internal accessory dwelling units.   

The Commission likes the Ivins’ ordinance with the following points being discussed: 

      *     Should casitas be allowed only in certain zones or should they be governed by

            a minimum lot size, perhaps saying that they are only allowed on properties

            that are at least .25 acre in size?

      *     The size of the casita could be capped in size at no larger than 30% of the

            footprint of the main dwelling and no larger than 1000 square feet.

      *.    Ivins only allows for single story but it is noted that Ivins tends to favor

            architecture that does not obstruct views of the surrounding area.  The

            question was asked what would be the problem in allowing a loft in a casita?

      *     Ivins allows special exceptions which can be decided by the City Council. 

            The Commission does not want to have this provision because over time, the

            exception becomes the norm. 

      *     The limit on height should coincide with limits that are already in place for

            existing accessory or garages and in no event taller than the primary dwelling. 

      *     Lot size needs to be determined.  Allowing these will also be somewhat

            controlled by setback requirements. 

      *     There was discussion that we may not want to allow these in the smaller

            residential zones of R1-8 and R1-6. 

Michelle Curtis will do a draft as to the above discussion and e-mail to Commissioners.

      C.   Discuss multi-family zones and whether separate dwellings can be allowed on one lot.    Maridon Rappleye was present.  Her home is located in the RM-11 zone and it is a very large lot.  She wants to know if it is possible for them to build a second home on a portion of the lot.  They don’t want a casita.  She was told that they could split the lot and build another home on the east portion of the property provided each lot is 8,000 square feet.  There is a shop/garage on the north side of the east portion of the property.  They would need to make sure they get a right-of-way across the east property so that they have access to the accessory buildings.  She will have a minor subdivision drawn up and get back with us.  She wonders if she would have to do curb and gutter?  She does have sidewalk and asphalt to the sidewalk.    

      D.  Sign Ordinance.  Not discussed. 

3.   Public Hearing:  (6:30 p.m.)

      A.   6:50 p.m.  A public hearing was opened to receive comments concerning a proposal to amend the water share requirement of the Annexation Policy of the General Plan for Richfield City.  Michelle Curtis explained that the City has required that developers turn in water shares, or cash equal to the value of water shares, upon annexation.  The impact fee structure has been revised so that this cost will be collected in impact fees.  Developers will no longer be required to turn over water shares upon annexation.

There were no public comments.  The public hearing closed at 6:52 p.m. 

      B.   6:52 p.m.  A public hearing was opened to receive comments concerning a proposal to amend the Zoning Code as it pertains to setbacks in residential zones.  The proposal is to change the front-yard setback to 20 feet, with the garage being set back a minimum of 25 feet,

and a porch being allowed at 15 feet from the property line. 

Amy Myers asked what the setbacks are currently.  They are currently 30 feet.  Changing this would allow to have smaller front yards.  The Mayor asked the Commission to look at this.  The Commission is considering recommending 25 feet to a garage so that a vehicle does not overhang the sidewalk. 

The public hearing closed at 6:53. 

4.      Action on Public Hearing:                         

         A.  6:53 p.m.  Consider recommending that the Council accept the changes to the Annexation Policy of the General Plan regarding water shares.  Josh Peterson asked if the impact fees will change as water gets more expensive.  Carson DeMille said the City will have to keep updating it.  Whenever it buys water shares, it will want to revisit the fees to make sure it can keep up with demand.

Greg Bean motioned to recommend that the City Council accept the changes to the Annexation Policy of the General Plan regarding water shares.  Lisa White seconded the motion.  Those voting aye:  Kendrick Thomas, Greg Bean, Wes Kirshner, Josh Peterson, Blaine Breinholt, and Lisa White.  Those voting nay:  None.  The motion carried

         B.  Consider recommending approval of a change to the Zoning Code concerning

front-yard set-backs.  The proposal is to change the front-yard setback to 20 feet, with the garage being set back a minimum of 25 feet, and a porch being allowed at 15 feet from the property line. 

There was discussion about corner lots and changing setbacks to 20 feet.  How does this affect the clear view diagram.   It was decided that this needs to be reviewed, comparing what is proposed and how it impacts clear view area on corners.  Also, maybe the shorter setbacks need to be limited to certain street types.  If a home is on a major street, then it probably needs a larger setback.  It is a safety issue. 

Josh Peterson motioned to table this item in order to study it a little more.  Greg Bean seconded the motion.  Those voting aye:  Kendrick Thomas, Greg Bean, Lisa White, Wes Kirschner, Blaine Breinholt, and Josh Peterson.  Those voting nay:  None.  The motion carried unanimously.  

5.      Conditional Use Permits

         A.  (Short-term Rental).  Consider approving Jesse Gettler’s request allowing him to operate a business called J&L Mini Retreat as a short-term rental at 246 West 800 South  (CS zone, C-1 use).

Jesse Gettler was present.  The property is located in the commercial shopping zone.  He has fixed up the property and it is ready to be used as a short-term rental.  The home has two bedrooms.  There is off-street parking.  Michelle Curtis will send him the regulations concerning short-term rentals.   

Greg Bean motioned to approve Jesse Gettler’s request allowing him to operate a business called J&L Mini Retreat as a short-term rental at 246 West 800 South.  Blaine Breinholt seconded the motion.  Those voting aye:  Kendrick Thomas, Greg Bean, Wes Kirshner, Josh Peterson, Blaine Breinholt, and Lisa White.  Those voting nay:  None.   The motion carried unanimously.

         B.  (Short-term Rental).   Consider approving Brennon Atterton’s request allowing him to operate a short-term rental at 153 West 800 South (CS zone, C-1 use).

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

         C.  Consider approving Valerie Shryder’s request for a home occupation permit allowing her to conduct a business called Epic Designs at 245 North 440 East #10 (C1-use, CS zone). 

Ms. Shryder was not present.  The matter was tabled. 

         D.  Consider approving Lana Hansen’s request for a home occupation permit allowing her to operate a photography studio at her home at 1855 Cove View Road (C-1 use, R1-10 zone).

Lana Hansen was present.  She does photography and would like to have a studio in her home.  She usually has one client at a time although sometimes they overlap when she does mini-sessions.  The photos are digital.   Customers can park off of the street.  She was asked to make sure that customers do not block the mailbox when they are parking. 

Blaine Breinholt motioned to approve Lana Hansen’s request for a home occupational permit allowing her to operate a photography studio at her home at 1855 Cove View Road.  Lisa White seconded the motion.  Those voting aye:  Kendrick Thomas, Greg Bean, Wes Kirshner, Josh Peterson, Blaine Breinholt, and Lisa White.  Those voting nay:  None.  The motion carried unanimously.  

         E.  Consider approving Christopher Zebley and Katey Zebley’s request for a conditional use permit allowing them to conduct a business called C and K Country Creations to be located at 24 West 100 South (D zone, C-1 use).

Christopher and Katey Zebley were present.  This will be a bath and body boutique where they will sell soaps, lotions, bath bombs, etc.  This is a retail sales business.  The owner of the building is from Las Vegas and just refinished the entire inside of the building.   On the side of the building there are nine spaces.  There is no access from the back of the building.    

Lisa White motioned to approve the conditional use permit allowing Christopher and Katey Zebley to operate a business called C and K Country Creations at 24 West 100 South.  West Kirschner seconded the motion.   Those voting aye:  Kendrick Thomas, Greg Bean, Wes Kirshner, Josh Peterson, Blaine Breinholt, and Lisa White.  Those voting nay:  None.  The motion carried unanimously.  

         F.  Review and consider recommending final approval of Pearson United’s plans for the development of a condominium project and overnight-stay project (mixed use) to be located on 100 West between 500 and 600 South (RM-24 zone/CS zone, C-2 use). 

Larry Pearson, Melanie Pulini, and Carson DeMille were present.  The DRC notes were reviewed as follows:

            1.  Sewer.  Sewer will come from 100 West. 

                2.  Water.  Water service will come from 100 West.  They will be installing three 1-1/2” meters.

                3.  Fire Hydrants.  There is a fire hydrant on each corner of the block.

                4.  Street Improvements.  Install curb, gutter, and sidewalk around the three street sides of the

                property.  This will be reviewed by the City’s engineer and also inspected to ensure that street

                improvements meet City standards, cost to be reimbursed to the City by the developer. 

                5.  Street Lights.  Three street lights to be installed:  mid-block on 500 South, 600 South, and

                100 West.  The cost of installation will be paid for by the developer.

            Discussion:  Larry Pearson wonders about the requirement for a street light on

            100 West.   It is an established street.  They will be doing parking lot lighting

            and maybe this would be an over-abundance of lighting in the neighborhood. 

            He doesn’t want the extra lighting to be a nuisance to neighbors.  Carson

            DeMille said they could put dual heads on the lights that will be at the entrances

            to the parking lot so that there is more light there.  It is felt the lighting is

            important because they will be adding that many more people to the

            neighborhood.  Mr. Pearson said on the northeast corner of the project between

            the apartments and the restaurant, there is a pole already there and they

            probably will need that.  Kendrick Thomas suggested they get the lumen

            pattern on those and make sure it lights the sidewalk.  There will also be down-

            lighting on the buildings as well.  He will submit those with the permit. 

            6.   Drainage.  There are three dry-wells shown.  This will be reviewed by the City engineer with

                the cost to be paid for by the developer.  These are designed to hold a 25-year event.  There is

                a piped irrigation ditch on the north and drainage will tie into that. 

            DiscussionBlaine Breinholt was concerned about the dry wells.   He said

            when the Quality Inn was done, the water table was only at 5 feet.   With their

            soil analysis, it shows the water at 12 feet.  Carson DeMille said in three of the

            holes, they didn’t hit water at 15 feet.  He said they found an old clay tile

            line that was dry.  Mr. Breinholt said when we had the big storm last summer,

            the street at the southeast corner was a lake.  Larry Pearson said that the drain

            pipe was plugged and that created some of the problem.       

            7.   Geotech Report.  A Geotech report has been provided to the City.

                8.  Landscaping.  Landscaping is shown with 12,116 square feet of landscape rock and 5,972

                square feet of lawn.   

                9.  Parking.  They are required to have 81 parking spaces.  The plan shows 82 spaces. 

                10.  Signage.  Signage to be approved by Richfield City.

                11.  Trash Enclosure.  Label trash enclosures

                12.  Elevations.  Elevations have been provided and appear adequate.

                13.   Lot Adjustment.  A record of survey needs to be done to combine all of the parcels into

                two parcels. 

            They will do the record of survey when they have finalized their site plan so that

            they know exactly where those property lines are. 

                14.  CBUCheck with post office to see where it will want a CBU placed for mail delivery.

            Discussion:   A CBU will be needed.  They will get with the post office to see

            where to place it.  They could have a CBU for each building, but typically it

            would be in one location at one of the entrances or driveways.  The post office

            doesn’t generally move through a development but delivers at a central

            location.    

            15. Fees.  Developer to pay for street light installation, building permit, impact fees, water meters, and engineer review and inspection fees. 

                                Three 1-1/2” meters @ $840 each            =             $2520

                                Impact fees:

Greg Bean recommend that the City Council give final approval to Pearson United’s plans for the development of a condominium project and overnight-stay project (mixed use) to be located on 100 West between 500 and 600 South addressing the DRC notes, verification of street lights, and the location of the CBU.    Blaine Breinholt seconded the motion.  Those voting aye:  Kendrick Thomas, Greg Bean, Wes Kirshner, Josh Peterson, Blaine Breinholt, and Lisa White.  Those voting nay:  None.  The motion carried unanimously.  

         G.  Review and consider approving Shad Petersen’s proposal for the construction of a building to be used for the purpose of manufacturing of photography props and a photo office/studio to be located in the Business Park (south of Dogberry Creations)  (Manufacturing/Office – MG zone, C-1 use). 

Shad and Chalise Petersen were present.  They would like to construct a building for the manufacturing of props.  They will have people a few people working there, although most of her people work at home.  They will be coming in to drop off and  pick up supplies.  There will be a photo studio which they will use to take pictures of their product images for advertising.  It will also be used photos shoots and possibly for other photographers to use as an hourly rental. 

The retail portion is all on-line.  It is not a store front.  They will not have customers coming to their building.  They ship out all of their products.  They will have some customers coming who come for photos or to pick up props to rent. 

The DRC notes were reviewed as follows:

            1.  Sewer.  Sewer is available east of this property.  Property owner will need to have an

                easement from the City in order to cross the 1-acre parcel that sits east of this parcel.  The

                sewer could be taken down the north property line.  The property owner will be responsible to

                maintain this line and cleanout.  It is believed that the ground water is at 5 feet which might

                impact the sewer line.  Mr. Peterson needs to discuss this with Public Works Director Keith

                Mogan 435-287-9747.   

                2.  Water.  Water is in the street on the west side.  Property owner needs to designate what

                size of water meter.  Fire hydrants are already in place close to this property. 

                3.  Knox Box.  A knox box is recommended. 

                4.  Street Light:  Street lights in commercial areas are to be spaced at 175 to 200 feet apart. 

                That might require the installation of a street light.

            Discussion:   Mr. Petersen said there are not any lights on the street currently

            and there are two other businesses out there.  They will have exterior lighting,

            lights on both entrances and over the garage.  They are not planning on

            parking lot lighting because most of the parking is next to the building.  The

            lights will be left on at night.  Commissioners agree that a street light is not

            required. 

            5.  Drainage.  The plan shows an infiltration trench.  This needs to be reviewed by the City’s

                engineer to ensure that it will provide adequate drainage and retain any water. 

            Blaine Breinholt asked about the infiltration drainage.  Mr. Petersen said it is

            basically a French drain and drainage soaks through the filtration fabric and

            evaporates.  It is designed to hold drainage there so that it doesn’t go

            anywhere.  He thinks the land is pretty flat, but he thinks it flows to the north. 

            The drainage is shown on the south.  If it turns out that it flows to the north, Mr.

            Petersen said they could make accommodations so that the drain is on the

            north side. 

                6.  Landscaping.  Landscaping is required to be 2000 square feet.  Landscape rock is shown at

                2450 square feet.

                7.  Parking.   Show the number of parking spaces on the plan.  Parking would be required to be

                one space for each person employed during regular working hours plus one space for each

                company-owned vehicle.  There needs to be extra parking for patrons who come to the

                photography studio.  

            Discussion:  Parking will be on the west side of the building.  The garage

            doors are at the southeast corner of the property.  They don’t currently need a

            lot of space for parking because they don’t have a lot of employees.  There is

            space for about ten vehicles which would be sufficient for now.  And then there

            is room for additional parking on the south edge.  During work hours they would

            have four employees there all day.  The photography studio would be people

            coming in and out one at a time except for times when she does photos for

            an extended family.  They will provide eight parking spaces.  Their parking lot

            has room for delivery trucks.   

            8.  Signs.  Plans for signage need to be reviewed and approved by the City. 

                9.  Trash Receptacle.  Show where the trash receptacle will be located with an enclosure. 

            Discussion:  The Petersens wondered about the trash receptacle.  They were

            told it needs to be located where it will be easy for a garbage truck to get in

            there. Lisa White read from the Zoning Code that it is also to be screened from

            view with the enclosure being a maximum of 6 feet high and constructed of

            materials matching the primary building and with a gate that latches.  It needs

            to be placed where there will be ease of access for the garbage truck. 

            10.  Fencing.  Fencing is not required.

                11.  Elevations.  Final elevation plans to be provided and reviewed showing colors and textures.

            DiscussionThere is not much detail on the building.  Mrs. Petersen said

            according to their contractor, with a steel building you have to order the steel

            first and then they give you plan.  The Zoning Code was recently changed so

            that a building that is all metal can be allowed if it isn’t on one of the main

            thoroughfares referred to in the Zoning Code. 

                12.  Geotech.  Provide a Geotech report.

                13.  Airport.  File form 7460-1 with the FAA.

            Discussion:  They will complete the form. 

            14.  Fees.  Property owner to pay building permit, impact fees, meter, and reimburse City for

                City engineer fees incurred in reviewing the project.   (Impact fees are dependent on meter

                size.)

                Water meter                       1“ meter = $     440                          1-1/2” meter = $     840

                Water Impact fee             1” meter = $  8,350                         1-1/2” meter = $16,701

                Sewer impact fee              1” meter = $  1,910                         1-1/2” meter = $  3,819

Blaine Breinholt motioned to approve Shad Petersen’s proposal for the construction of a building to be used for the purpose of manufacturing photography props and a photo office/studio to be located in the Business Park (south of Dogberry Creations) with that condition that they comply with the DRC comments as discussed above.  Josh Peterson seconded the motion. Those voting aye:  Kendrick Thomas, Greg Bean, Wes Kirshner, Josh, Peterson, Blaine Breinholt, and Lisa White.  Those voting nay:  None.  The motion carried unanimously.  

         H.  Consider approving Sinisha Kostich’s request allowing two apartments in the bottom of the old church building at 110 North 300 East.  The building was recently approved for community activities  (i.e. dance lessons, bingo, reception hall) (RM-11 zone).   

Sinisha Kostich was present.  He would would like to put two apartments in the basement of this building.  Mr. Kostich has met with the building inspector so that he knows what needs to be done in order to comply with building codes.  Access to the apartments will be on the north side.  Josh Peterson expressed his opinion that because of the housing shortage, this should be allowed.  He has had the parking adjusted so that there are 12 parking spaces on the east side of the building and parallel parking on the very east of the property. 

Josh Peterson motioned to approve Sinisha Kostich’s request allowing two apartments in the bottom of the old church building that was recently approved for community activities (i.e. dance lessons, bingo, reception hall).  Blaine Breinholt seconded the motion. Those voting aye:  Kendrick Thomas, Greg Bean, Wes Kirshner, Josh Peterson, Blaine Breinholt, and Lisa White.  Those voting nay:  None.  The motion carried

         I. Consider recommending that approval be given for Andrew Hermann’s request allowing a mixed use at 104 North Main (formerly known as “The Vault”).  The mixed use will be comprised of a restaurant/reception hall, offices, and four apartment units (D zone, C-2 use). 

Andrew Hermann was present.  The building has had a few uses over its 120-year history.  He understands that the third floor was a hospital and it is still configured in that fashion.  He is proposing to make four apartments on the third floor.  The units vary in size and range from one bedroom to three bedrooms.  He will use the current floor plan and not change existing walls much to facilitate the changes he is proposing.  He would update the fire escape to allow access from the parking lot.  It will be metal stairs.  People could access the building from both the back and front. 

The second floor has primarily been remodeled and used as office space.  He would rent it out as office spaces for people who need a private office.  There would be a conference room, break room, and kitchen for common space use. 

The first floor has been a restaurant and part office.  The restaurant equipment is still there.  He would facilitate a tenant moving in there to put in a restaurant.  He thinks it would be suited for a bakery or pie shop where people could come in and either eat it there or take it out, similar to a corner deli.   

Lisa White said a few years ago a couple of gentlemen came in with a proposal to use the entire building for apartments.   It was felt that parking would have been a problem because of the number of apartments they were proposing.  It was a disproportionate use in that they would have had to use more than half the parking that is available for use for the whole block. 

Parking would be in the City parking lot in the back.  Michelle Curtis advised that she has counted the parking spaces over the past several days at different times of the day.  There have never been less than 35 empty parking spaces and on Saturday there were 62 empty spaces. 

Blaine Breinholt said believes the building has a problem with bats that Mr. Hermann might want to be aware of.

Lisa White motioned to approve Andrew Herann’s request allowing a mixed used at 104 North main (formerly known as “The Vault”).  Blaine Breinholt seconded the motion.  Those voting aye:  Kendrick Thomas, Greg Bean, Wes Kirshner, Josh Peterson, Blaine Breinholt, and Lisa White.  Those voting nay:  None.  The motion carried unanimously.  

         J. Consider approving Henry Barlow’s request to conduct a manufacturing business at 2200 South Red Hills Drive (former Winkel Distributing building) (MG zone, C1 use).

Henry Barlow and Paul Davis were present.  Their proposal is for a meat (beef) processing plant at this location.  This is an existing building of approximately 40,000 square feet which previously had 25 employees.  They would like to bring those jobs back to the area. 

This building is on a septic tank.  They are planning to take sewer out there.  The sewer line is 6000 feet away and they have been talking with departments to see what they need to do to put that in action.  They have been working with Malcolm Nash, public works, and Michele Jolley.  If they need to start the plant before the sewer is in, they will have a 20,000 holding tank there and will take the water to the lagoons.

They hope to open in August and put 25 people to work.  They will have a holding tank where the water will be settling in the tank.  The water could also be used for a farm because it has all natural cleaning solutions.  It is an organic processing plant so there are no chemicals.  Rather than dumping in sewer lagoon, it could be available for area farmers to use as fertilizer at least 8 months during the year.  This has been proven to increase yields by 30%.  They don’t think they will be discharging this into the sewer lagoons for several months out of the year, although that has been worked through and won’t be an issue.  Even when the sewer comes in, they plan to truck that water to local farmers.  They like to let the water settle in the tank so that if there is any sediment in it, it doesn’t go into the sewer system.  When the tank is empty, they scrape out the bottom of the tank so it doesn’t foul up the lagoons, but the water will go into a tank every day.  If the farmers want to come and take it, they can, or they will discharge it into the sewer. 

They are excited to do the project here.   It is an available building and the community has been receptive to them (County Commissioners, Michele Jolley, and Malcolm Nash).  They feel like this area is appreciative of them wanting to bring the jobs here and they want to be part of the Richfield community.

There will be no smell, not a lot of traffic in or out.  Everything is contained.  You won’t be able to drive by or fly by and see an animal operation.  It will be an enclosed cow barn.    

Mr. Barlow said that there is an extremely high retail price for meat products.  They will be producing at a scale where they can take two truckloads of beef at a time.  They hope to create co-ops so that mid-sized guys can have their beef taken care of.  It won’t be effective for them to take a single cow.  There are 400,000 cattle calved in Utah that are shipped to Nebraska or Iowa, being fed to 1400 pounds, killed, and then shipped back to local markets.  They want to use the feed in Utah and feed the animals out.  Smith’s, Marriott, Nikolas & Co., Harmon’s, have booked this plant for the next three years.  They love the Utah’s own product.  Linda Gilmore and the Governor’s office are involved in this project.  Also, Congressmen and US Senators.  They are looking towards Utah to become the agricultural area it can be.  They feel like Richfield, logistically, could be the center of that wheel.    

Josh Peterson asked who will set up the co-ops?  Mr. Barlow said they would not facilitate, but they would help connect those people.  Maybe people would start with only 10% of their herd to try it out and see how it works. 

Blaine Breinholt commented that ranchers have been looking for this. 

They would get cattle every day.  Each truck has 30 head.  They plan on doing 60 head a day which takes 25 employees.  Those two trucks would come in at 4:00 p.m.  They settle the animals overnight.  All of the cattle are indoors. There is no rendering onsite.  All of the hide and guts will leave every day at the same day and the cattle barn scraped.  Three trucks go out, one with hides, one with guts, and one with inner products.  They go to Kuni for rendering.  Hides would go to California.  The other parts of the animal, hear, liver, kidney, will be further processed into a pet treat.  They have shelf space in Target, Kroger, Petco, and Pet Smart for a single-ingredient pet treat that isn’t available in the market right now.    

It seems like a great place for this, across the freeway where it is isolated from residences.  It already has big-truck traffic.    

They do have a conditional use permit in two other cities, but they are choosing Richfield.  It is a better fit for them.  They feel welcomed and appreciated by everybody they have met with.

Josh Peterson motioned to approve Henry Barlow’s request to conduct a manufacturing business at 2200 South Red Hills Drive.  Blaine Breinholt seconded the motion.  Those voting aye:  Kendrick Thomas, Greg Bean, Wes Kirshner, Josh Peterson, Blaine Breinholt, and Lisa White.  Those voting nay:  None.  The motion carried unanimously.  

6.   Minutes Approved

         A.  Consider approving minutes of March 2, 2022.  Josh Peterson motioned to approve the minutes of March 2, 2022.  Greg Bean seconded the motion.    Those voting aye:  Kendrick Thomas, Greg Bean, Wes Kirshner, Josh Peterson, Blaine Breinholt, and Lisa White.  Those voting nay:  None.  The motion carried unanimously.   Those voting nay:  None.   The motion carried unanimously.

7.      Other Business.  

         A.   Report on questions from last month (U-Haul and public parking lots).

U-Haul has 28 exterior units.  The minutes reflect that it was represented that there would be up to 30 units.  Lisa White points out that the minutes say they would not obstruct visibility and it does.  Can’t something be done since it was a conditional use?  The City Council talked about this several months ago and had decided they couldn’t do anything about it.  Michelle Curtis will talk with Michele Jolley to see if any action can be taken.

The Commission feels like there are junk vehicles parked in the parking lot behind the show house.  They need to be moved.  The City parking lot should not be a storage area.   It is somewhat difficult because businesses and apartment renters should be able to use the parking lot.  There is also a business that has pallets stacked in one or two parking spaces.  They need to know that this is not a storage area.  It is a city-owned parking lot.  Cars that do not work should not be stored there. 

         B.  General Plan Meeting.  Bruce Parker would like to meet with the Commission to go over the latest revisions to the proposed General Plan.  They would like to meet on Thursday the 21st or Thursday the 28th.  It was decided that April 21st at 6:30 p.m. will be when to meet.    

As far as planning, Michelle Curtis said that in searching ordinances addressing PUDs, she found it interesting that some communities have what they call lot averaging where a development can’t go over the number of dwellings allowed that would be allowed based on acreage; however, the lots are allowed to be different sizes which helps in creating green space or drainage areas. 

Michelle Curtis also advised the Planning Commission that the property located behind the Cottonwood Flood Control Dam was recently sold.  The purchaser came in and was thinking about doing 19 residential lots in this area.  He is now considering a higher density.  He wants to do smaller lots for single family homes and then multi-family units on the north portion of the property.  He will be coming in for next month’s meeting.  There is only one point of access into this property.

8.      Adjournment.  The meeting adjourned at 8:45 p.m.

PASSED AND APPROVED on the 4th day of May, 2022.

/s/ Michelle Curtis

         Deputy City Recorder