TREMONTON CITY CORPORATION
DEVELOPMENT REVIEW COMMITTEE
AUGUST 21, 2024
Members Present:
Jeff Seedall, Chairman & City Planner
Chris Breinholt, City Engineer
Bill Cobabe, City Manager—excused
Zach LeFevre, Parks and Recreation Director—excused
Paul Fulgham, Public Works Director
Sam Taylor, Landmark Design Planner
Tyler Seaman, Building Inspector
Lyle Vance, City Councilmember—excused
Tiffany Lannefeld, Deputy Recorder

Chairman Seedall called the Development Review Committee Meeting to order at 9:36 a.m. The meeting was held August 21, 2024 in the City Council Meeting Room at 102 South Tremont Street, Tremonton, Utah. Chairman Seedall, Engineer Breinholt, Director Fulgham, Inspector Seaman, Landscape Planner Taylor (via Zoom) and Deputy Recorder Lannefeld were in attendance. Manager Cobabe, Director LeFevre and Councilmember Vance were excused.

1. Approval of agenda:

Motion by Chairman Seedall to approve the August 21, 2024 agenda. Motion seconded by Fulgham. Vote: Chairman Seedall – aye, Engineer Breinholt – aye, Manager Cobabe – absent, Director Fulgham – aye, Director LeFevre – absent, Inspector Seaman – aye. Motion approved.

2. Approval of minutes— No minutes to approve at this time.

3. New Business:

a. Discussion and consideration of Aspen Ridges North, Phase 1—Dominique Rogers

Engineer Breinholt said I have not seen the updated plans, but did not have anything significant from my previous review. Director Fulgham said I was looking on the construction drawing and wondered what this is here? They do not call out what that is at the end of that cul-de-sac. It should not be a blow-off. We do not allow them. If we are going to need a blow-off, then we need to just move the hydrant to the very end. With that short distance from the hydrant, we should be good until the next phase. Engineer Breinholt said we needed to include the parking area and temporary easement on the plat. We did talk about the geotech report and using the previous one. The Committee suggested getting rid of the air vac and connecting to the existing catch basins.

Motion by Director Fulgham to approve Phase 1, pending Engineer Breinholt’s review. Motion seconded by Chairman Seedall. Vote: Chairman Seedall – aye, Engineer Breinholt – aye, Manager Cobabe – absent, Director Fulgham – aye, Director LeFevre – absent, Inspector Seaman – aye. Motion approved.

b. Discussion of concept plan for Homestead Acres – Max Mills

Mr. Mills said the sewer is a mile away. I want your opinion on a pressurized sewer system. Director Fulgham said we cannot do a pressurized sewer system. A lift station would probably be acceptable. They are nasty to take care of. When they go bad, it is bad. Engineer Breinholt said State law does not allow a lift station to be privately owned if it is serving multiple homes. If we are going to do a lift station, we need to do it to our city standard. Mr. Mills said right now these are all acre lots, but we could do half acre. Could those be on septic? Engineer Breinholt said you would have to get the Council to approve that. We cannot do anything that goes against the code. The code only allows up to three per parcel. We would not want a pressurized sewer system. This might be an area that has to be served by a regional lift station. You could build a regional facility. That is impact fee eligible. They discussed some potential options. Engineer Breinholt said if you want to pursue something like that, I can look at where lift stations would work best. Cost would start around $300,000. You would have redundant pumps and backup power is required. Director Fulgham said anything that is upsized would be part of the city. We could pay through incremental reimbursement through impact fees. Engineer Breinholt said that is the way this area is probably going to be sewered—with some sort of lift station. Director Fulgham said keep in mind that you would need secondary water, too. Mr. Mills said we wanted to have more acreage since we are tired of all these quarter acre lots, but if we have to do lift stations it might not be affordable.

c. Discussion of development agreement for Envision Estates—Ben Steele and Jeremy Scheer

Chairman Seedall said I sent your comments to our City Attorney Dustin Ericson. I wanted to have him review it and give feedback. The fees are set at $1,600. We have determined where our parks need to be in the next five years. Our per lot fees are now between $7,900 and $8,000. You came back at $1,000 and I wondered what is an extra $600? Mr. Scheer said there is no real breaking point. It is just a matter of what we are selling these for and trying to make them affordable. Chairman Seedall said I think Former City Manager Warnke had established $1,600 to help pay for the trail and improvements. That was set as the fee in lieu. I feel like $1,600 per lot is reasonable. Our parks department has needed attention for a while. We have been looking for ways to get them up to a level of service that we need for a community our size to meet a national standard and the amenities we are missing. The number I came up with yesterday was about $7,900 a lot.

Mr. Steele said we will get you a landscape plan as soon as we can. We should not be too far off on the first draft. Chairman Seedall said we are in the middle of updating the landscape ordinance with the water conservation element. The State has asked municipalities to adopt this. We do not want turf in the park strips. This is information that needs to be passed to the homeowners. Our new requirement is 50% of the landscape area can be turfed. The other 50% has to be planted, mulched and vegetation.

d. Discussion of master development agreement for Rivers Edge

They were not in attendance.

e. Walk-ins:

Chairman Seedall said the Old Grist Mill is looking at this property next to the light. They will need to work some things out, including the access with UDOT.

Kelvin Eaves and Thomas Hunt walked in to discuss The Junction. Mr. Eaves said we are trying to create a mix of unit types. We want something a little different, but obviously this is not a real luxury place. It is economical, but we want to provide some amenities that make it a comfortable place to live. We are open to input. Director Fulgham said we got really close on the last plan. I thought they had some good stuff. The Committee discussed the roads and sidewalks. Chairman Seedall said I wondered about doing a perimeter trail system that acts as a retention. Mr. Eaves said we would like to buffer the freeway with nice landscaping and big trees. That is more difficult on the south side with those power lines. We would probably have to do an HOA with some of these amenities. Chairman Seedall said he would review this and provide feedback. I would like to see some elevations because this will be the most viewed subdivision and development in Tremonton. We could permit more density to have a very nice-looking product. Where it is located, there will be a ton of people who see it. We will need a fire access on the north side. If that road is blocked this provides another way to get back there. This could become a fire lane only access. There is potential for commercial development here because of the frontage to Iowa string, even though there is limited access. Mr. Hunt said we figured it was just residential. The only single-family use we would do are cottage homes (4500 square foot lots).

The developers discussed the comments from previous reviews. Mr. Eaves said for sewer we have to put in our own lift station. Chairman Seedall said there is a developer south of you that is looking at doing a regional lift station at 9600 and the Iowa String area. This could be serviced by it. The Committee discussed other utilities as well as a traffic study that was conducted. Engineer Breinholt said it did require widening to that road. Chairman Seedall said we would do a preliminary to get the big-ticket items figured out and then would do phase-by-phase final plats. We do not have any twin family homes or duplexes. We need more of the missing middle housing. I would love to see any of that product be brought here. I am up for anything and would love to see a greater variety of models to see how they would function here. Mr. Eaves said our goal is to provide three or four different levels of housing.

4. Comments/Reports: None.

5. Public comments: No public comments.

6. Adjournment:

Motion by Director Fulgham to adjourn the meeting. Motion seconded by consensus of the Committee. The meeting adjourned at 10:58 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 ___________, 2024

_____________________________
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.