TREMONTON CITY CORPORATION
DEVELOPMENT REVIEW COMMITTEE
APRIL 23, 2025
Members Present:
Jeff Seedall, Chairman & City Planner
Chris Breinholt, City Engineer
Bill Cobabe, City Manager
Zach LeFevre, Parks and Recreation Director
Carl Mackley, Public Works Director—excused
Tyler Seaman, Building Inspector—excused
Tiffany Lannefeld, Deputy Recorder

Chairman Seedall called the Development Review Committee Meeting to order at 9:35 a.m. The meeting was held April 23, 2025 in the City Council Meeting Room at 102 South Tremont Street, Tremonton, Utah. Chairman Seedall, Manager Cobabe, Engineer Breinholt, Director LeFevre, and Deputy Recorder Lannefeld were in attendance. Director Mackley and Inspector Seaman were excused.

1. Approval of agenda:

Motion by Chairman Seedall to approve the April 23, 2025 agenda. Motion seconded by Manager Cobabe. Vote: Chairman Seedall – yes, Manager Cobabe – yes, Engineer Breinholt – yes, Director Mackley – absent, Director LeFevre – yes, Inspector Seaman – absent. Motion approved.

2. New Business:

a. Discussion and consideration of Golden West Credit Union Site Plan application

This item will be discussed at a future meeting.

b. Discussion and consideration of Valley Vistas, Preliminary Plat—Andrew and Brock

Chairman Seedall said this is our first subdivision using the PUD ordinance. Engineer Breinholt said we need time to review this before it is brought here for discussion. I have looked at it briefly. We will be looking at the elevations. We have a limitation of 4,600 feet. Anything above 4,600 is above our level of service for a culinary water system until we get more reservoirs farther up the hill. Secondary, we need to be looking for a reservoir site that can serve this. At one time we had discussions with the landowner about additional property around those reservoirs. Manager Cobabe said there are areas around the tanks that look either not developable because of steep slope or just have other concerns. Is that intended to be open space? The developer, who joined via Zoom, said that is intended as open space. We could utilize them for infrastructure if we need to.

When asked about the PUD ordinance, Chairman Seedall said it is our replacement for the overlay zones and creates ways to work with developments on getting bonus densities. It also has some standardized reduced setbacks. Besides that, it pretty much follows the rest of the City code. With the amount of open space they would be dedicating, they can get bonus density, like with the trail system. We did a bonus density for enclosed parking, which they have incorporated into their townhomes. It starts adding bonus density onto whatever the base units per acre are.

Engineer Breinholt said I would like to see better interconnectivity east and west. Mainly the neighboring properties just for looping the water system and getting around. The Committee discussed how this would flow with other developments and how they could work with those developers. Manager Cobabe said I like to see a mid-block crossing. It does not need to be anything more than an alleyway, just a 10-foot dedication in block lengths that are more than 800 feet long. I want a little interconnection between these parking lots. Engineer Breinholt said I have to figure out where that water line goes across and get a plan for that intersection. Chairman Seedall said if you are dedicating most of this open space to the City will you not have an HOA? The developer said we are okay to have an HOA or not. It just depends on how the City wants to do it. Anything in the townhome area, the landscape around it probably suggests open use areas. That could be left open as native vegetation. Manager Cobabe said how many acres is that open space around the tanks? The developer said we are just over 16 acres. Engineer Breinholt said on the hill you waste a lot of space spreading it out. I wonder if you would be better off building a concrete tank or something lined for capacity and pressure. That would serve everything west of the freeway. We would probably need multiple ones across the hill. It does not make sense to serve that whole area from one tank. Chairman Seedall said I will send this and our comments through civic review.

Motion by Manager Cobabe to table this item. Motion seconded by Director LeFevre. Vote: Chairman Seedall – yes, Manager Cobabe – yes, Engineer Breinholt – yes, Director Mackley – absent, Director LeFevre – yes, Inspector Seaman – absent. Motion approved.

c. Discussion of the Overlook concept plan

Chairman Seedall said this is Kelly Harris’s piece west from where we were just looking. They have offsite work to get the utilities there. They are also looking at rezoning and putting the PUD to get bonus density on the hill. They will have the same struggle with the water tank, but will be able to start on the bottom half. Manager Cobabe said the smart thing would be to get all four groups in the room and hash it out.

The Committee discussed water for this area. Engineer Breinholt said sewer will be the challenge. Manager Cobabe said how many units are you looking? The developer said between 500-700. Manager Cobabe said I want to see mid-block crossing and interconnectivity. I do not mind the length of the blocks as long as you have the 10-foot pedestrian area. 800 feet is my target with absolutely no more than 1,200 feet. Engineer Breinholt said 15 feet is a good width. That gives you a 10-foot pathway and room to maintain the area. Manager Cobabe said we want to work on blending some of these through. This is a common driveway so you do not have any driveways on the street, just 24 feet wide pull ins. The homeowner own to the center of the driveway and maintain it like cul-de-sacs, but the City does not have to maintain anything.

Manager Cobabe said how many units were you thinking for the apartments? The developer said 225, but I want your feedback. I am 100% open to any suggestions. Manager Cobabe said I think apartments would do well. Chairman Seedall said one product that is popular in Europe is a more efficient version of townhomes. You have a central stairwell and can stack your six-plexes as studios. Instead of having every townhome lose square footage from the stairs, you just put a central one in.

The developer explained their layout. We are shifting that road around so these are not backing out. We want to keep the curve going to give us some uphill. There is a little entrance feature. Manager Cobabe said snowplows hate it, but I love it. Engineer Breinholt said they are nice at first, but over time they get ignored and look terrible. Manager Cobabe said we are seeing is a pretty substantial shift toward understanding that if we concentrate the density within City limits where it belongs, it relieves the pressure to develop our farmlands, which is what everybody wants. We are seeing a lot of pro-quality and pro-property rights development. The Planning Commission and Council, in the last six months, has approved this PUD ordinance, which shows they want to explore higher density. I think the next steps would be to get a revised concept and then have another chat. The developer said we tried to keep the lot sizes the same and then blend them smaller. We are looking at shifting this down 20 to 30 feet so we can put a berm along the back, which would also have the trail. We will bring that water down through here instead of having it come onto people’s yards.

The Committee also discussed the requirement to provide water shares—one per developable acre on anything that is not hard surface. Manager Cobabe said we like pocket parks, especially if you are going to do higher density. Director LeFevre said this could be the location for a bike amenity. Manager Cobabe said those three to four acres could be used for a pump track. The developer said in our other retention ponds we have poured a pad the size of a pickleball court. 95% of the time you are able to use those with zero problems. You get the capacity and that amenity. Manager Cobabe said the pump track is fairly inexpensive. Director LeFevre said it is more about the maintenance over time. Adding asphalt would be a huge savings in the long run and a headache saver. You would just asphalt the lips on the tops of them, and then everything else can remain dirt. Manager Cobabe said I think this is a good project and I like the location.

d. Walk-ins:

Garth Day discussed River Valley number 10. We would like to redo that as a PUD for the whole area. We do not need any density. What we did with 9 messed with our spacing. We are struggling with setbacks and in order to address that we want to do the PUD. That would allow us to shuffle things around. We would like to get started on the road. It has to connect 450 North and the other two phases. That road is not going to change the location of it. The sewer line is already in. With the PUD we do not have to keep coming back and getting small approvals. It might make it easier and more efficient for everyone until we get to the BR Mountain Road. When we get there, we will have to have larger discussions. I will do the subdivision Phase 10. I need to get moving on the road and get the asphalt down. I think we fixed everything based on your comments. I just need to get the construction drawings for 450 approved so I can get moving. Chairman Seedall said we would need the plat to show the roadway dedication. Mr. Day said we are going to build these buildings by the end of the year. I just need to get started on the road construction next month. We will not take any building permits until it is recorded and dedicated. Manager Cobabe said I do not have a problem with it. Until the plat is dedicated and recorded, this is your property and you can do what you want. Our challenge is making sure you do it right. The Committee agreed that this would not be a problem.

4. Comments/Reports:

Engineer Breinholt said regarding Golden West Credit Union, that is an RDA area. I am pretty sure the agreement requires the developer, Micah Capener, to pipe the canal all the way. He does not intend to do that. There are a whole bunch of resolutions changing and updating. Chairman Seedall said I read through most of those and could not find anything. Engineer Breinholt said there is one that is highlighted. I will find it and we will hold him to that. We need to pipe the whole thing. We need a new site plan for that whole thing because it has changed from the original. He is getting tax increment to help pay for some of that stuff so I do not know why he is trying to get out of it. Director LeFevre said he needs to do it otherwise; it is never going to get done. We need to get that sidewalk connected all the way down. Engineer Breinholt said also with this phase, it is adjacent to what is supposed to be the detention pond for the whole site. He has done temporaries as he goes because it was separated from everything. I think we need to require him with this phase to construct that pond and dedicate the parcel. I know they have their own underground shown on the plan. That pond is for the site as a whole. Up until now, it has just been a hole in the ground and an improved weed patch. Chairman Seedall said I think their dumpster placement and orientation is a little hazardous. I think that is more of a Capener level than a Golden West level. I would like to see the plan for the rest of it so we do not run into the Dollar Tree conundrum again. Engineer Breinholt said I think we are within our right to require him to give us an updated concept plan for the whole site.

Chairman Seedall said there are two houses in Spring Hollow that have setbacks that are only 10 feet apart instead of 12. I would like to put into our development code, primarily for hillside, that we require design and grading plans be put in with the building permit. Up there we are going to have retaining walls and cross-lot drainage. That is where it is going to be more demanding. I do not think it is bad to have it in all of our ordinances as things are getting denser. That way we make sure buildings meet the setbacks.

5. Public comments: No public comments.

6. Adjournment:

Motion by Chairman Seedall to adjourn the meeting. Motion seconded by consensus of the Committee. The meeting adjourned at 11:12 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.