TREMONTON CITY CORPORATION
LAND USE AUTHORITY BOARD
SEPTEMBER 6, 2017
Members Present:

Steve Bench, Chairman/Zoning Administrator
Chris Breinholt, City Engineer
Marc Christensen, Parks & Recreation Director—excused
Paul Fulgham, Public Works Director
Shawn Warnke, City Manager
Cynthia Nelson, Deputy Recorder

Chairman Bench called the Land Use Authority Board Meeting to order at 9:04 a.m. The meeting was held September 6, 2017 in the City Council Meeting Room at 102 South Tremont Street, Tremonton, Utah. Chairman Steve Bench, Engineer Chris Breinholt, Director Paul Fulgham, City Manager Shawn Warnke, and Deputy Recorder Cynthia Nelson were in attendance. Director Marc Christensen was excused.

1. Approval of agenda:

Motion by Director Fulgham to approve the September 6, 2017 agenda. Motion seconded by Engineer Breinholt. Vote: Chairman Bench – aye, Engineer Breinholt – aye, Director Fulgham – aye, Manager Warnke – aye. Motion approved.

2. Approval of minutes: August 30, 2017

Motion by Director Fulgham to approve the minutes of August 30, 2017. Motion seconded by Administrator Bench. Vote: Chairman Bench – aye, Engineer Breinholt – aye, Director Fulgham – aye, Manager Warnke – aye. Motion approved.

3. New Business:

a. Site Plan Review—Val Stokes, Bill Gould and Jim Flint

Chairman Bench said there are just a few things to discuss for verification on the plat. He mentioned an enclosure for the dumpster, along with the need to show stop signs and drive approaches for leaving the premises. Engineer Breinholt wanted to talk about the drive approaches. He said what they are showing looks like a semi cross between drive approach and street style asphalt. He also asked if they were showing sidewalk. Mr. Jim Flint said that shows the existing sidewalk and curb cut. Their intent is not to have a belly cut. Engineer Breinholt said it needs to be clearly defined and Director Fulgham said there will be ped ramps that come down into it like a street intersection. Manager Warnke then addressed the need for a stop sign and stop bars painted on the road in that location. Mr. Val Stokes said it was not a big problem either way, but it would be better to be on the safe side and do that.

Chairman Bench said the body of the Code talks about the dumpster enclosure being a solid block style, typically six feet tall. When discussing the location of the dumpsters, they suggested having Warner’s dumpster pushed more toward the back. For Mr. Stokes’ dumpster, the Code would require it to be out front and setback about 20 feet from the west property line. They clarified that those would be 25 feet back for 10th North and 20 feet back on the northwest. They intend to verify the setback for the shed. They said Warner’s dumpster will be in accordance, but needs to be added to the detail. Mr. Bill Gould said they will add six feet of solid wall to the three sides and a gate on front of the dumpster enclosure. Chairman Bench suggested chain link or something sturdy for the gate.

Engineer Breinholt said if they are going to do the street style drive approach, they do not want that water to be coming around the corner and going through the retention pond and he’s not entirely sure where the catch basins are leading up to this—it might be a small portion of that street. If not, they need to put in a catch basin. Mr. Flint stated they are not changing the existing conditions though. Engineer Breinholt said they are taking the curb out and creating a full asphalt driveway. They need to do that or a drive approach, but that will not work for the trucks. They have to be able to handle the water either with a full street style or concrete drive approach with gutter to carry it out. Mr. Flint said they have enough of a cross flow through there, but Engineer Breinholt said with that setup the water will just flow on the asphalt—there needs to be a valley gutter.

Director Fulgham said you could put a box in on the west corner, which would be right on top of the storm drain. They do not even need a separate manhole—just put something in that radius to catch it coming west. He also suggested one on the other side. Mr. Flint questioned if it is adequate now then why this needs to be done. Director Fulgham said now it is going down the gutter, but that is going to be taken out with the drive approach improvement. Engineer Breinholt said they have two approaches here and he thought this was the better one for them and the trucks. Take the gutter and sidewalk out and make a full street style with just asphalt to create an intersection. That way the trucks are not driving down to a driveway approach. Mr. Flint felt they had made the appropriate catch basins to protect the site, but Engineer Breinholt said they have water flowing down the gutter here and have to figure out where it is going to go. Mr. Flint said it is varied and they are being very particular. Mr. Gould clarified that there is a concentrated flow in the gutter and they do not want to spit it back on the asphalt. They have to collect it and put it back into the gutter on each side. They will put a drain there where the current gutter is before the intersection, which will collect and dump into the City gutter. Mr. Stokes asked if that would need to be done at both drives. Director Fulgham said yes, on the uphill side of both intersections.

They stated that the building work will be done by Swift Construction from Salt Lake City and Rupp’s Trucking will do the dirt work and pavement.

The Board clarified that there is a ditch in the back of the property, separate from the canal. Mr. Stokes said historically they have dumped out of the canal into the ditch and then irrigated from the ditch for their property. However, the ditch has been abandoned. Director Fulgham told him to make sure there is no downstream and that the neighbors next to it were not using it.

Engineer Breinholt asked about the approximate location of two water lines and asked if they are related to the site. Mr. Flint said he copied it from a multi survey and found there were two water lines. Director Fulgham clarified that there were two, but the City abandoned the eight-inch steel line about 10 years ago. The 10-inch line is what they use now. He will go through the plans and help them determine which one is the 10-inch line for the plat. They can mark on the fence line where the water is located.

Engineer Breinholt said he does not remember seeing a final plat for this and Mr. Flint said it is because they are doing a health survey. Engineer Breinholt said there will be some shared access covers, easements and water lines, which need to be recorded on the plat. Mr. Gould said they need to do the subdivision sooner rather than later, but wondered if it needed to be done now. Chairman Bench said since it is under one ownership it is okay as is for this site plan. However, when it does get divided, they will need to make sure they have those recorded documents. Mr. Gould asked about timing for the subdivision process. Chairman Bench said it could take a couple months.

Engineer Breinholt also needs notes on the show box for the plan view. They said they will send those notes. He also asked about the sewer. Mr. Gould said their intent is to angle it northwest into the City acquired right of way. Engineer Breinholt said they should show that on the plans. If they do end up in Rocky Mountain Powers’ right of way, they will have to work that out with them.

Engineer Breinholt said they have a grease interceptor in the drawing up to Brigham City’s standard. There is not currently a standard for Tremonton so they just want to look into that. Engineer Breinholt said they need to identify who owns what utility lines and show it on the plan. They then addressed the sewer line where the City’s line runs parallel with 10th North to the end of the property. Mr. Flint asked if it needs to be an eight-inch line. Director Fulgham said that was fine with the proper manhole to clean, maintain and mark it. He asked if it is on private or public property and said he would not mind if it was public since they maintain it.

They discussed a separate meter for irrigation. Director Fulgham said for a commercial property, all the water that is used is charged sewage, unless they have a meter for outdoor use. It would only be used during the summer and would not be charged sewer on what goes through that meter for irrigation. The meter going into a building is charged the sewer fee. Mr. Gould said they have a two-inch line going off of each building for stop and waste with the landscape irrigation. They intend to put the meter and stub off. Director Fulgham clarified they will have one that feeds the building and one that feeds the landscape. If they want to place those meters inside the building so they do not have to deal with a pit in their parking lot or on the sidewalk, the City does allow that on commercial. They can put that in a mechanical room because the City radio reads those meters. The only time the City would need to get in there is for meter replacement.

Mr. Stokes asked if secondary water will be coming that way. Director Fulgham said that is the hope. If secondary water is coming, the best place for that is to have the meter out toward the street to hook into. At that time, they could cap off those meters and hook in. He said that would be their call as the City cannot say when it is coming. Engineer Breinholt said this area is farther down the list for secondary improvements.

Mr. Flint clarified that they will have an eight-inch line on the site and will show a two-inch line either outside the building or inside. He asked if they would benefit from a one-inch line for irrigation purposes. Director Fulgham said for the irrigation they have he does not see a problem with a one-inch line. He said the service lines are private and would be Mr. Stokes’ to maintain, while the City would maintain the meter. Mr. Gould said Warner is planning on a two-inch line for irrigation. Director Fulgham said the cost for a one-inch line versus a two-inch line for the meters is significant (about $450 compared to $2,000). He said they can feed it through a one-inch and upsize the lateral out to it and get 50 to 60 gallons a minute. However, a smaller meter would take more zone valves. They will have to pay for the cost of that meter for irrigation and a monthly bill, but not a separate impact fee. Mr. Stokes said it would be worthwhile to have the other meter with a one-inch.

Mr. Gould said right now they intend to have a meter for each building close to it and take a landscape connection at the meter. If they ever want to retie that to a pressurized irrigation system, it will come down the street, but they do not want to cut all the way to the property. Director Fulgham said they would run on the backside to the sidewalk. Mr. Stokes said it seems like the irrigation meter ought to be up close to the street. Mr. Gould asked if they could tap off the onsite main. Director Fulgham said yes. Landscape around their building is going to be minimal and they might be willing to take the cost of whatever the water is there for plants around the building to just pay the sewer and not have a separate meter. Director Fulgham clarified that for every 1,000 gallons, they pay 95 cents for sewer plus the water fee.

Mr. Flint asked if they need an RP unit. Director Fulgham said he does not require it on irrigation unless they are doing chemi-gation. He said after they are installed they need to be tested within 10 days of use and then annually after that. The City does not have the manpower to do that and said Mr. Stokes probably does not want to pay someone $200 to have it tested each year. If they are not tested, there is no use having them because they have check valves that stick open and closed due to hard water. He said the City has dual checks at the meter pit that protect the City from what customers do. He said it does have to be above ground and winterized. When they go to secondary, they will not need them because the two systems will not be hooked together.

They then discussed fencing. Mr. Gould asked if there is an existing fence if they could use that. Mr. Stokes clarified that the neighbors have some hedges growing onto their property and they would have to cut it back significantly to add a fence. Chairman Bench said if it is hedge style that can be maintained and obscure the area that would work. If there are holes they could plant similar material or trees to fill them in. Mr. Gould asked if so many trees are required for every square foot. Manger Warnke said just a reasonable amount of trees—there is not necessarily a requirement for distance. The site does require in this specific application the landscape buffer with fencing and trees.

Manager Warnke asked about grass seeds and irrigation. He wondered what their irrigation plan is to help establish and augment the natural grasses and mitigate weeds. Mr. Stokes said the canal has weed grass that has never been irrigated and he does not want to disturb that on the boarder. He said it looks decent and he would not tear it out and put something different. Manger Warnke asked, from a construction standpoint, if they are raising the site. Mr. Flint said on the north side they would about a foot to improve the existing grade and they will fill in the ditch. Mr. Gould said they will have a drip system along there to take care of the trees, but they do not have a surface system to water the grasses, but could drag a hose to water from time to time. Chairman Bench said they would need to make sure that it is maintained overtime and does not become weeds. Mr. Gould said their intent is to plant trees and do a landscape strip and it does not make sense to have one strip different than the rest. Manager Warnke said their concept is fine he just wants to ensure the native grasses are established and an irrigation system is the best way to do so. Engineer Breinholt said the idea with the native grasses is that they do not have to water it long term, but it definitely needs to be seeded because they are going to be disturbing and doing some back filling. If it is done at the right time and with the right seed mix, it will not have to be irrigated, but will have to be maintained or treated so the weeds will not come up. Engineer Breinholt stated he did not have a problem with what they want to do. Director Fulgham said it is a matter of mowing it and keeping it trenched because weeds are going to come. Manager Warnke said it sounds like the City can live with whatever their architect decides and everyone is committed to seeing it turn into native grass and being maintained. This will be part of the site plan approval—whatever the architect decides and Mr. Stokes commits to.

Manager Warnke brought up signage to direct traffic and said a sign will be needed to show no right turns off 1000 West for trucks. This could be on the stop sign. He also asked about lighting. Mr. Gould said the lights would have a cutoff fixture that faces down. He has talked extensively with the electrical engineers about this. Manager Warnke said they need to provide details that show this and make sure that is the case. Chairman Bench asked how tall the lights in the parking lot are. Mr. Gould said he would double check, but maybe 25 feet. The Board would like to see that laid out in the plan and have the electrical sheets before they submit if for the permit as part of the site plan. They also confirmed they will do fiber conduit for Internet and telephone.

Manager Warnke asked if they intend to build the signs with the site plan or come in and get a separate permit for that. Mr. Gould said they do not have specific signs yet. Mr. Stokes felt it would be best to do it separate. Mr. Gould said they have talked about one monument sign, but there will be some directional signs on the site to guide and direct vehicles, along with building signage. Mr. Gould mentioned Warner’s need for a pole sign with the intent to make sure truck traffic knows where they can get service and when to get off the freeway. Chairman Bench said that has not been solved yet. They do want to accommodate that, but do not want to overdo it. They plan to have someone take a look at it from a freeway perspective. Mr. Gould said they will submit for signage permits, but asked what they need to do to allow the concept of the pole sign. Chairman Bench said they need to work on something, but they need to know their needs. Manager Warnke said if they have to amend the Code that could take a couple months. It will be reviewed to make sure it meets the Code and then will go through all the committees, including Planning Commission and City Council.

Manager Warnke said they talked about provisions in the development agreement and the issue of access on 2000 West extended when that road is constructed. It is shown, but he wants to ensure that is in the agreement. Mr. Stokes said they have the agreement pretty well spelled out. He thinks there is something in there about the pre-annexation agreement and how that comes together when the road comes through.

Manager Warnke brought up public improvements to the sewer included in the development agreement. He said they will request the permit from the canal company and let them know that cost. Director Fulgham said if the City gets the estimate, they can get the permit bought. Mr. Flint asked how the estimate is figured. Director Fulgham said by the water portion within that 100 feet of canal. This is our permit for the canal company to enter their right of way. Engineer Breinholt said they charge a percentage of the construction cost for the permit, not a permit fee, which is typical on any construction. They will approve the cost to construct the sewer on the public side and then will hold the water to make sure it is done to public standards. Once it is approved, they will give 90 percent of the water back and hold 10 percent for a year.

Chairman Bench said once this is approved, barring any conditions, then everything is great. Engineer Breinholt wanted to ensure the calculations on the pond. Mr. Flint said he will figure that and send a few notes on the drive approach.

Motion by Director Fulgham to approve the site plan for Val Stokes Subdivision with all the notes and improvements they discussed. Motion seconded by Manager Warnke. Vote: Chairman Bench – aye, Engineer Breinholt – aye, Director Fulgham – aye, and Manager Warnke – aye. Motion approved.

b. Walk ins*

There were no walk ins.

4. Comments/Reports:

Manager Warnke said he has given Engineer Breinholt all the text and language so he can start working on signs typical for flag lots. They think they are caught up they just need to follow up with Vicky Merryweather and tell her she will have to pump up and connect to the sewer.

5. Public comments: Comments limited to five minutes.

No public comments.

6. Adjournment:

Motion by Director Fulgham to adjourn the meeting. Motion seconded by consensus of the Board. The meeting adjourned at 10:26 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 Land Use Authority Board Meeting held on the above referenced date. Minutes prepared by Jessica Tanner.

Dated this 4th day of October, 2017

_____________________________
Linsey Nessen, 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.