TREMONTON CITY CORPORATION
DEVELOPMENT REVIEW COMMITTEE
MARCH 19, 2025
Members Present:
Jeff Seedall, Chairman & City Planner
Chris Breinholt, City Engineer
Bill Cobabe, City Manager
Zach LeFevre, Parks and Recreation Director
Paul Fulgham, Public Works Director
Carl Mackley, Assistant Public Works Director
Tyler Seaman, Building Inspector—excused
Tiffany Lannefeld, Deputy Recorder

Chairman Seedall called the Development Review Committee Meeting to order at 9:30 a.m. The meeting was held March 19, 2025 in the City Council Meeting Room at 102 South Tremont Street, Tremonton, Utah. Chairman Seedall, Manager Cobabe, Engineer Breinholt, Director Fulgham, Director LeFevre, Assistant Director Carl Mackley and Deputy Recorder Lannefeld were in attendance. Inspector Seaman was excused.

1. Approval of agenda:

Motion by Chairman Seedall to approve the March 19, 2025 agenda. Motion seconded by Director Fulgham. Vote: Chairman Seedall – yes, Manager Cobabe – yes, Engineer Breinholt – yes, Director Fulgham – yes, Director LeFevre – yes, Assistant Director Mackley – yes, Inspector Seaman – absent. Motion approved.

2. Approval of minutes— February 5, 2025 & February 19, 2025

Motion by Assistant Director Mackley to approve the minutes stated above. Motion seconded by Manager Cobabe. Vote: Chairman Seedall – yes, Manager Cobabe – yes, Engineer Breinholt – yes, Director Fulgham – yes, Director LeFevre – yes, Assistant Director Mackley – yes, Inspector Seaman – absent. Motion approved.

3. New Business:

a. Discussion and consideration of Spring Hollow, Phase 4—Rod Page and Nic Porter

Chairman Seedall said I thought everything looked good from the zoning standpoint with the lot sizes and new configurations. They have submitted the construction drawings. These are preliminary we will then move into final. Engineer Breinholt asked about the stormwater outlet in the back of the properties. Do you have easements in place? Mr. Page said we are working on that. It has been verbally approved. Engineer Breinholt said if you do not have the easement, obviously it cannot go that way. The preliminary plat really needs to reflect what is going to be shown on the construction drawings. You need to have that. Manager Cobabe said I would move to approve based on them providing an easement. Mr. Porter said this is a process. The owner is probably not going to want us to file the easement before the final plat is recorded. Just in case something happens. Can we get a signed commitment from the owner that he approves of the easement? It will be recorded at the same time as the plat. Engineer Breinholt said I am comfortable with that. The Committee discussed sizing and location of for drainage. Director Fulgham said we have to have boxes at turning points. A storm drain is less apt to have problems versus sewer.

Motion by Manager Cobabe to approve Spring Hollow, Phase 4. Motion seconded by Engineer Breinholt. Vote: Chairman Seedall – yes, Manager Cobabe – yes, Engineer Breinholt – yes, Director Fulgham – yes, Director LeFevre – yes, Assistant Director Mackley – yes, Inspector Seaman – absent. Motion approved.

b. Discussion and consideration of Rivers Edge, Phase 3—Rod Page and Nic Porter

Mr. Porter said UDOT wants us to close off this connection and have the connection onto our street. This would be for the sandwich shop. Engineer Breinholt said on the original negotiation with our former City Manager we were going to work together to get that sidewalk finished all the way to the corner. Chairman Seedall said I would widen that driveway approach to be at least 24 feet, if not bigger. Old Grist Mill has purchased this property and is looking at renovating it for commercial use. Director Fulgham said in the past, the City has worked with developers to have them do the work and then the City reimburses them for our portion. Manager Cobabe said you are already on the hook to bring it down to Main Street. Chairman Seedall said 370 feet of that Old Grist Mill should be responsible for. Manager Cobabe said we need to reach out to old Grist Mill saying, as part of your building permit and site plan approval, you have to add a sidewalk. It will be cheaper if he works with the two of you. Director Fulgham said make it eight feet wide so it fits our trail system. We will pay for the extra four feet since that is an improvement that benefits the City above what you are required to do. Engineer Breinholt said get us an estimate of your cost to put in that concrete. We will determine everyone’s portion.

Motion by Chairman Seedall to approve Phase 3 preliminary plat. Motion seconded by Director Fulgham. Vote: Chairman Seedall – yes, Manager Cobabe – yes, Engineer Breinholt – yes, Director Fulgham – yes, Director LeFevre – yes, Assistant Director Mackley – yes, Inspector Seaman – absent. Motion approved.

c. Discussion and consideration of Rivers Edge, Phase 4—Rod Page and Nic Porter

Engineer Breinholt said my comments are very minor. I am okay with this getting final approval.

Motion by Engineer Breinholt to approve Phase 4. Motion seconded by Assistant Director Mackley. Vote: Chairman Seedall – yes, Manager Cobabe – yes, Engineer Breinholt – yes, Director Fulgham – yes, Director LeFevre – yes, Assistant Director Mackley – yes, Inspector Seaman – absent. Motion approved.

d. Discussion and consideration of Harvest Acres, Phase 3B—Garth Day

Mr. Day said this would have been Phase 3, but we split it into two pieces. It is now moving faster. We have complete Phase 3A (wet utilities and underground). Once things dry out, we will start building the road. The plan is to barrel through Phase 3B. The asphalt will come in two pieces. The improvement drawings for the entire subdivision have already been approved. The only change on this, is we relocated the water meters and sewer stubs to the edge of the lot instead of the center. The plat will come to you next. Engineer Breinholt said those two lots will have to face north. They agreed to have a preconstruction meeting before they start on Phase 3B.

The Committee then discussed the park and storm drain in the area. Mr. Day said we need to build that detention basin for Phase 4. That triangular piece is the last phase. The storm drain outfall comes out of our subdivision between those and under the canal to get into the basin area. We are putting a pedestrian bridge over the top of it because we have a trail system that goes down that side. This easement will be about 20 feet wide and we will fence both sides so the City can have access to it all the way through. Director Fulgham said we need an easement to get a pipeline down to the Malad River or some point at this charge down there.

Mr. Day said Harvest Acres is a single-family development. On the other side of the canal is Harvest Village, which is multi-family. We did the engineering on four phases of Harvest Acres and the first three phases of Harvest Village. We have a sewer line that runs that way so it made more sense to do it all in one package. We will have the Harvest Village Phase 2 plat ready soon. The Committee discussed the power poles that still need to be moved. Mr. Day said I just put the sidewalk in along there, because my homeowners were ready for that. They would determine each of their portion for those improvements and widening of the road once that is finalized.

The Committee further discussed drainage. Engineer Breinholt said this was originally considered a regional basin. It serves all the property they are developing. Manager Cobabe said we are turning it into a park. Other than the land dedication, how much are you participating in that? Director Fulgham said we bought the property and water shares off that. Mr. Day said that deal was done a couple years ago. Our participation at this point is bringing the utilities to the corner.

Motion by Chairman Seedall to approve, pending final plat. Motion seconded by Engineer Breinholt. Vote: Chairman Seedall – yes, Manager Cobabe – yes, Engineer Breinholt – yes, Director Fulgham – yes, Director LeFevre – yes, Assistant Director Mackley – yes, Inspector Seaman – absent. Motion approved.

e. Discussion and consideration of River Valley, Phase 10

Chairman Seedall said this is zoned mixed use and not residential so you can get creative with setbacks and densities. We have discussed showing how that road could continue and connect to BR Mountain Road. Mr. Day said at one time this was all known as River Valley 9. Things slowed down so we chose to split this up. The previous City manager was nervous because our participation level of BR Mountain Road is nearly over. Once there, it will be the City’s obligation. We have about $100,000 left. We chose to break it into phases and buy time for the City. We do have accesses. We have two driveway entrances off BR Mountain Road, but they are not a thoroughfare. Chairman Seedall said I would rather see a roadway connection than driveway approaches. My concern is if the school ever decides to do something with that property. That would be the only connection they have for direct access off BR Mountain Road.

Mr. Day said we received preliminary approval for all of 9. We stepped back and started doing this in smaller chunks. Two buildings are under construction now. With River Valley 10, we have the dumpster locations. The temporary garbage can situation will go away when we build this. We also reoriented these buildings. The former City manager wanted to have everything facing the street. It has to be that way now because it will not fit the other direction and this makes a better layout. I will address Engineer Breinholt’s comment. We will add stubs off of 450 to the south for future building. We no longer do water meters for individual units. We are going to do a two-inch meter for every 15 units. Director Fulgham said this has an HOA and is billed per unit. They have a flat rate for water, sewer and storm drain, divided amongst the 15 units. Then they start into the tier rate. They pay per unit for impact fees (multi-family is three-quarters of an impact fee per unit). The advantage is we do not have 15 different meters. They will have one secondary meter.

The Committee reviewed parking and the number of units. Manager Cobabe asked about covered parking. If the answer is no for a real business reason, I get it, but if it is just we do not want to do it, I think you should. Just cover the existing parking stalls you have indicated here. If it is too expensive, I get it. People would love to have it. Mr. Day said it is a worthy discussion. I will get some answers for you. One of the reasons River Valley has been successful is because we keep the prices down.

Motion by Chairman Seedall to table the item until Engineer Breinholt’s comment can be addressed. Motion seconded by Engineer Breinholt. Vote: Chairman Seedall – yes, Manager Cobabe – yes, Engineer Breinholt – yes, Director Fulgham – yes, Director LeFevre – yes, Assistant Director Mackley – yes, Inspector Seaman – absent. Motion approved.

f. Discussion of Iowa String Drainage District clay tiles

Director Fulgham said this is something to discuss with new annexations. There are field drains and there is concerns about new homes coming in and building over the top of them. Maybe something can be done on the developer or building permit levels that put developers and homeowners on notice that if they encounter those lines, they need to maintain their integrity the best they can. Nobody can locate them, but we do have maps of where they should be and give those to developers. It is to their advantage to keep the integrity of those pipes because they dewater the ground. The farmers want to make sure they are taken care of. The Committee agreed this information should be in the development agreements and with the building permit.

g. Walk-ins:

Micah Capener said I have submitted this design. I need an approval before I submit to UDOT to make sure you do not have any modifications. Director Fulgham said there was a modification on the water line location. That 10-inch main does not come that far to the east. Blaine Rupp is putting in the connection under the canal so he can set the boxes. In the near future you will need to extend that main from the old intersection to the new intersection, the 10-inch main that feeds into there on the south route. Right now, everything feeds that whole complex from the north. There is no interconnect with Main Street. That will need to go on the drawing. That should be developer-driven. They further discussed the location of this 10-inch line and when it was installed.

Manager Cobabe said if you already have an approved set of plans, what do you need from us? Mr. Capener said UDOT’s hold-up is that it has been more than a year since they approved it. They want me to start all over again. I wanted to make sure this is what we want it to be before we start submitting. Mr. Rupp is burying the canal in about a week. I still have a couple of months’ worth of work with UDOT to get it approved. These are the updated drawings. It was February 8, 2020 when Adam submitted back the changes to the comments. To my knowledge, those were implemented. The only other modification was to the box core itself adding wings on the west side to the canal. That did not really change the road or the design. Engineer Breinholt said the one I am looking at looks exactly like the one I commented on. Maybe it would be easier if you send the updated plans for my review.

The Committee discussed the layout and flow. Engineer Breinholt said it matches what was built, not what was approved. Manager Cobabe said if we are not hitting trees, and it is just going to be a rock, I would rather have it be sidewalk. Changing that does not bother me. Planner Seedall said are there plans to bury the canal all the way to the property line or will it stop after this entrance? Mr. Capener said the cost to bury this section, plus that section exceeds the value of the whole property. It is too expensive. Director Fulgham said what did the development agreement say? How much of it had to be buried? I thought the whole frontage had to. Mr. Capener said no, because it was all based off an unknown reimbursement. We did not know what the increment would be. Director Fulgham said I thought it called out that the whole frontage had to be buried. I have not seen that agreement for years though. The DRC should look that up. Especially for the future to make sure what was required gets done. I suggest we look up that development agreement and any changes that have been made since then. That is not based on this approval, just what happens in the future. Engineer Breinholt said did UDOT approve this without the acceleration lane? Mr. Capener said yes, UDOT originally approved both entrances without the right-turn lane, but they wanted it to be improved, not just painted. They called it a 12-foot shoulder. I need to know if you guys are happy with this so I can submit it to UDOT then we can go down all those roads. Engineer Breinholt said I would submit it. See where that goes.

4. Comments/Reports:

The Committee then discussed bids for improvements at Midland Square, as well as the proposed monument sign for announcements. It was suggested they have one outside the City offices, as well as on Main Street. Director LeFevre said we need to replaced our tall sign by Taco Time. That is where all the announcements for our events go. It is hard to access so we just put one blanket statement about checking out our website for registration. They discussed lighting, style and type, for the different signage options, along with different streetlights for downtown.

Director Fulgham reviewed which developer still owe water shares to the City. That information has been turned over to Assistant Director Mackley. It is to our advantage to acquire whatever shares we have. Engineer Breinholt is pretty good about determining what shares are required before he signs a plat. Developers need to bring us some kind of receipt when they turn those over before it is recorded. My records are all written down and broken out on what shares were divided and provided by developers, what shares the City acquired and what we have spent on shares. The Committee discussed the shares the City owns. Director Fulgham said as we add parks, we allocate shares and have a spreadsheet that says the parks pay this much of the maintenance fees, the storm drain pays this much and secondary pays this much. This is a breakout we do every year when we pay our fees to the Canal Company.

5. Public comments: No public comments.

6. Adjournment:

Motion by Chairman Seedall to adjourn the meeting. Motion seconded by the consensus of the Committee. The meeting adjourned at 11:43 a.m.

The undersigned duly acting and appointed Recorder for Tremonton City Corporation hereby certifies that the foregoing is a true and correct copy of the minutes of the Development Review Committee Meeting held on the above referenced date. Minutes prepared by Jessica Tanner.

Dated this _____day of ___________, 2025

_____________________________
Cynthia Nelson, City Recorder

*Utah Code 52-4-202, (6) allows for a topic to be raised by the public and discussed by the public body even though it was not included in the agenda or advance public notice given; however, no final action will be taken.