TREMONTON CITY CORPORATION
DEVELOPMENT REVIEW COMMITTEE
AUGUST 7, 2024
Members Present:
Jeff Seedall, Chairman & City Planner
Chris Breinholt, City Engineer
Bill Cobabe, City Manager
Zach LeFevre, Parks and Recreation Director—excused
Paul Fulgham, Public Works Director—excused
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 9:34 a.m. The meeting was held August 7, 2024 in the City Council Meeting Room at 102 South Tremont Street, Tremonton, Utah. Chairman Seedall, Engineer Breinholt, Manager Cobabe, Inspector Seaman, Landscape Planner Taylor (via Zoom), and Deputy Recorder Lannefeld were in attendance. Director Fulgham, Director LeFevre and Councilmember Vance were excused.

1. Approval of agenda:

Motion by Chairman Seedall to approve the August 7, 2024 agenda. Motion seconded by Manager Cobabe. Vote: Chairman Seedall – aye, Engineer Breinholt – aye, Manager Cobabe – aye, Director Fulgham – absent, Director LeFevre – absent, Inspector Seaman – aye. Motion approved.

2. Approval of minutes— July 3, 2024

Motion by Manager Cobabe to approve the minutes of July 3, 2024. Motion seconded by Chairman Seedall. Vote: Chairman Seedall – aye, Engineer Breinholt – aye, Manager Cobabe – aye, Director Fulgham – absent, Director LeFevre – absent, Inspector Seaman – aye. Motion approved.

3. New Business:

a. Discussion and consideration of final approval for Envision Estates, Phase 1 and Development Agreement – Ben Steele, Visionary Homes

Engineer Breinholt said for those drains we needed to come up with the best solution. It is difficult because everything is so shallow and flat. Mr. Steele said we have addressed temporary turnarounds and dedications. There are a few things we would like to work through on the development agreement. As far as the CDs and final plat goes, we can make these changes. Engineer Breinholt said I am comfortable if we want to approve it today but continue to wrap things up through my review. Mine are fairly minor corrections. We need the easements for the utilities that are extended. Chairman Seedall said we want the development agreement to be an amendable document. I want to have one agreement for the whole development and make changes as necessary.

The Committee discussed utilities and required upsizing, as well as water shares. They also talked about fees and requirements for phasing. They asked that the integrity of field drains are kept if found. Mr. Steele said we are fine with the landscape. Engineer Breinholt said those parcels should be dedicated to the City not just an easement. That is not common area it is Tremonton property. The Committee agreed they would not want the area to be high maintenance—mostly rock and trees.

Mr. Steele said can you explain the fee in-lieu for parks and trails. Chairman Seedall said my understanding is that it was a figure that came from former City Manager Shawn Warnke. That was for the same level of service with inflation factors. Manager Cobabe said we established our parks and trails plan and what that level of service needs to be. We are way below that and cannot use impact fees to bring that up. We can only apply impact fees to maintain that level of service. If we do not take a hard look at those numbers, we are never going to get to where we want. We are a three and the target is ten.

Motion by Chairman Seedall to approve the final with corrections to be finalized. Motion seconded by Manager Cobabe. Vote: Chairman Seedall – aye, Engineer Breinholt – aye, Manager Cobabe – aye, Director Fulgham – absent, Director LeFevre – absent, Inspector Seaman – aye. Motion approved.

b. Discussion and consideration of final approval for Aspen Ridges North, Phase 1 and Development Agreement – Dominique Rogers, Northridge Development

Mr. Rogers said I have to make those changes based off your comment and will forward that landscape plan to Mr. Taylor. Mr. Rogers asked about the landscape requirements. In previous projects we have done strips with rocks and kids tend to throw them on the road. If we did those differently that would put us slightly over 50%. Mr. Taylor said our preference would be to leave those areas between the driveways as planting areas. You could go with a bigger or smaller rock if desires. Engineer Breinholt said or you could do mulch or ground cover.

The Committee then discussed addressing for the whole site off of 1200 South. Engineer Breinholt said that makes some sense because that is the main entrance for Aspen Ridge, but it extends all the way up to 6th South. Does it make sense to continue that all the way? It would probably be better than addressing this half off of 6th North. They further discussed options. The Committee would also want the Fire Chief’s opinion on addressing for emergency services in the area. Chairman Seedall said we need to get input from the Fire Chief and the Post Office to see what they are okay with, but I think using a unit number saves on a lot of hassle and trying to figure out the actual grid address.

Engineer Breinholt said the original geotech report for this site from Bear River Meadows was way different than the one you guys had to the south. I do not think it was right, but you could use the old Aspen Ridges geotech. That one said the site contained a large amount of topsoil (2.5 feet) that needed to be removed. I think we are covered by using that spec and I would accept the geotech. You do need to raise your property from the trail onto your property.

Motion by Chairman Seedall to table this item until they get a landscape and irrigation plan finalized. Motion seconded by Manager Cobabe. Vote: Chairman Seedall – aye, Engineer Breinholt – aye, Manager Cobabe – aye, Director Fulgham – absent, Director LeFevre – absent, Inspector Seaman – aye. Motion approved.

c. Discussion and consideration of ES Solar & Tremonton Storage site development – Chis Lock and Jeff Dimond

Chairman Seedall said there needs to be a restroom inside the building. Inspector Seaman said the last time I talked to Hansen and Associates they said they were going to talk to the architect. Mr. Lock said we will do what you guys want. We have eight other facilities with indoor storage and have never had to do a bathroom. Inspector Seaman said it is not what we want, it is the building code. That is why I want to get the architect involved. I want the design professional to tell us it does not need to be there because I completely disagree, I think it does. Why do some of these facilities have them and others do not? Either a building inspector did not know what they were reviewing or they did not enforce the code. Is it just about money? Mr. Lock said no, it is more about running the sewer all the way there for one bathroom. Also, we do not have an office on site so if a toilet gets clogged and overflowed we would not know. We would not have anyone on site to catch that. They further discussed ways to avoid squatters and needs for power in some areas. The units will have climate control through power.

Engineer Breinholt said on the geotech report there were some pretty variable soils so I asked your engineer to address that on the construction plans. There will have to be some on-site adjustments when you get out there. There are a lot of unknowns on this site. You need to submit a landscape plan. I know the fire chief approved it the way it is, but I would like to have him confirm the location of that hydrant. We need an email tracking what he is okay with. The fence details need to be submitted. The storm drain crosses City property so the City will have to grant you an easement. There are two easements. We have to have that with the site plan approval. We need to know Jasmine trucking is okay with vacating that share of the easement and we need the documents. Chairman Seedall said get the plat prepared and submit it so we can review it and approve all of them uniformly. Engineer Breinholt said we are fine with building that layout so then you can move forward with confidence, you just have a few things that still need to be completed. Chairman Seedall said get the easements prepared and submitted. Get the comments done and come back to this meeting in two weeks.

d. Discussion and consideration of Rivers Edge, Phase 2 construction drawings

Nic Porter with Triiio was not in attendance. Chairman Seedall would see what motion was made previously so they would know how to proceed.

e. Discussion and consideration of final plat for River Valley, Phase 9 – Garth Day

Mr. Day said we have adjusted these lot sizes to meet the minimum density. We adjusted the lot lines around the comments. There are existing fences on two sides. We will not fence this side because we have another phase facing it. There are minimal public improvements. We will add sidewalk and road cuts. Director Fulgham had mentioned the one-inch secondary lateral. Garbage was an issue, but we are back to doing individual cans as a temporary fix until the next phase comes in. That is when the dumpster will have a location. I just need to get the subdivision recorded. These are apartments. They are the exact same product as our townhomes. Engineer Breinholt said I need a plan that shows me the building footprints I still need to do a review.

Motion by Chairman Seedall to approve the plat and work on construction. Motion seconded by Engineer Breinholt. Vote: Chairman Seedall – aye, Manager Cobabe – aye, Engineer Breinholt – aye, Director Fulgham – absent, Director LeFevre – absent, Inspector Seaman – aye. Motion approved.

f. Walk-ins:

Mr. Day said for Harvest Village we have not done any of the improvements on Rocket Road. I need to put the sidewalk in so I can get some occupancy and get that first building done. We got all the right-of-way dedicated for our part. I just did not do any of the improvements because I did not want to put something in that would get torn out. I plan to put the sidewalk along that section to finish that off. Engineer Breinholt said we are looking at widening Rocket Road from 100 East to 300 West. Harvest Acres and Harvest Village are both dedicating the north side of the road for an 80-foot road. They have dedicated their portion. There is a homeowner in between, who has agreed to everything, but former City Manager Shawn Warnke left before that got finalized. We need to get the rest of the right-a-way dedicated across the frontage of that property and then we need to get Rocky Mountain Power to move the poles. There is also a project for the widening of the bridge at the canal.

Marisha Menlove and Norman Fukui discussed the Overlook development on Radio Hill. Mrs. Menlove said there is no sewer to the front lot. We want your feedback on what is allowed before we get back into this. We want to make these half acre lots. Engineer Breinholt said they would need a water tank because there is not as much pressure up there. That tank would be upsized to serve future developments. At least half a million gallons, but it would be an impact fee project. Anyone with property on that hillside above that elevation would benefit from it. The Committee also discussed sewer in this area. Engineer Breinholt said once they are within 300 feet of that, homeowners should connect. The Committee also discussed landscaping requirements.

The Committee then discussed the Homes at Tremont on 400 North. Chairman Seedall said they were not able to provide anything from Former Manager Warnke or in the minutes that said that was approved. What was in the development agreement is very different than what was built. They will go to Planning Commission next week to see if they will recommend an amendment the development agreement to the City Council and let the building go as it stands. These are built out of all the same material with no variations. We have been working on updating our standards for site development and reviews, and architectural standards. Allowing them to do this would be a step backwards in my opinion. The landscape ordinance as it currently stands is pretty vague and so we are working on that. We want to have more forceful quantities ratios and development standards mainly because of water conservation that the State has been pushing. Also, it is tough to read and hard to enforce. There is a lot of ambiguity in it.

4. Comments/Reports: None.

5. Public comments: No public comments.

6. Adjournment:

Motion by Seedall to adjourn the meeting. Motion seconded by consensus of the Committee. The meeting adjourned at 11:34 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.