TREMONTON CITY CORPORATION
PLANNING COMMISSION
OCTOBER 26, 2021

Members Present:
Micah Capener, Chairman
Jordan Conrad, Commission Member
Penni Dennis, Commission Member
Paul Fowler, Commission Member
Brad Janssen, Commission Member
Layne Sorensen, Commission Member
Tom Stokes, Commission Member—via Zoom
Bret Rohde, City Councilmember
Steve Bench, Zoning Administrator
Cynthia Nelson, Deputy Recorder

Chairman Capener called the Planning Commission Meeting to order at 5:34 p.m. The meeting was held October 26, 2021 in the City Council Meeting Room at 102 South Tremont Street, Tremonton, Utah. Chairman Capener, Commission Members Conrad, Dennis, Fowler, Janssen, Sorensen, Stokes (via Zoom), City Councilmember Rohde, Zoning Administrator Bench, and Deputy Recorder Nelson were in attendance. Also in attendance were City Manager Shawn Warnke and City Attorney Dustin Ericson.

1. Approval of agenda:

Motion by Commission Member Sorensen to approve the October 26, 2021 agenda. Motion seconded by Commission Member Conrad. Vote: Commission Member Conrad – aye, Commission Member Dennis – aye, Commission Member Fowler – aye, Commission Member Janssen – aye, Commission Member Sorensen – aye, Commission Member Stokes – aye. Motion approved.

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

3. Training on the Municipal Officers’ and Employees’ Ethics Act (agenda item estimated to be approximately 20 minutes) New Business:

Manager Warnke said that in addressing a concern from the public about conflicts of interest we are providing this training. This 10-minute webinar focuses on the ethic acts. The Planning Commission is required to do a written disclosure, which you have and then there is an oral disclosure as a new agenda item. This allows anyone on the Planning Commission and staff to disclose a conflict of interest. The group listened to the training.

Manager Warnke said that for the written disclosure you need to fill that out. These will be held on file and open for the public to review and see what types of conflicts you may have. It is always better to disclose that information than to not. City Attorney Ericson clarified that Commission Members can still vote as long as they disclose their conflicts.

4. Declaration of Conflict of Interest:

Commission Member Fowler declared a conflict since he lives in the proposed annexation area.

5. Responses & answers to comments & questions raised by the Public regarding the Rivers Edge Overlay Zone and zoning of other properties within the boundary of the Rivers Edge annexation (agenda item estimated to be approximately 40 minutes)

Manager Warnke said the public has provided a lot of great comments and we wanted to provide responses. One question was how growth would impact our school system. The school district is responsible for that. In State code, it is made clear that cities cannot charge impact fees on schools. They have different means for constructing school, which does not include city involvement or impact fees. As we increase houses there will be an increase on schools, but it is not within our realm of influence to get more involved and to coordinate that. I reached out to the school district to let them know we are experiencing growth and stated I would be happy to do an overview with them on how that may affect the school district in the near future. They said this is something they are monitoring. They realize we are growing and have purchased land for a future elementary school, but they will not build anytime soon.

The next question was if the City has enough police and fire resources for this development? Manager Warnke said when cities enter a growth phase it is a dynamic situation where things are always changing, but we have never had more police officers than we do now. We are in a better position as it relates to public safety because of some of the recent changes that have occurred. We have an inter-local agreement with Garland and both cities participate in providing police services. We have more officers on shift 24/7, which is great for both cities. Tremonton added another officer in 2020 and Garland added one in 2021. The fire department has added three new individuals working as a crew 24/7. As of the last 30 days, we are in a good position, but as growth continues, we will monitor the situation and make sure we have resources.

Manager Warnke said we did a study looking at disproportionate cost for providing public safety to businesses. The State allows cities to charge a disproportionate fee and in order to do that we had to come up with a base line of calls for police and fire. During a two-year period, the base call for residential units was .58 calls. There are different land uses in the City that are vital, but have disproportionate impacts, for example the hospital. The same is true for gas stations and convenient stores. They require more resources, but are important elements of our community that we need and add value. Other things may be done in the future with this study and those are things we continue to monitor.

Residents have asked if taxes would increase. Manager Warnke said I would generally say no. This proposed development is not going to increase taxes. There was confusion about apartment complexes, but they do pay renter property tax. It is not the renter paying it, but the property owner is. Single-family and multi-family are both taxed at 55% of the market value while businesses are taxed at 100%. The issue with property tax is it does not account for inflation, which we have had a lot of. The City Council might consider increasing taxes at some point, but I do not think it will be attributed to this development. Box Elder County Auditor Tom Kotter gives presentations on property taxes if you want more information. The City has not increased property taxes since the 1980s until this fiscal year. That was to help us over the hump with public safety for fire services. Impact fees and exactions are ways the City can help with development. When the City approves a development, we exact, as condition of issuing a land use permit, certain contributions that are proportionate to the impact of the development. That is how the City gets roads, sewer lines, storm drains, and anything that is needed to service that development. All exactions have to be roughly proportionate to the impact that development has on the City to help provide services. This developer is proposing a Public Infrastructure District (PID), which is a new tool that State legislature has authorized. It uses property tax to help fund some of these improvements and there would be an increase in property tax, but only within the boundary of this property. The developer is requiring this tax increase and that would be disclosed to anyone purchasing the property.

Manager Warnke said there were also questions about affordable housing. There has been no obligation or commitment by the developer to do that. I am not sure the housing they do will meet that criterion. This could meet some affordability requirement for people, but they are not required to do that. He then read through the State code explaining what cities are required to do to create a variety of housing in order to meet the needs of people of various levels of incomes. We are required to report on meeting some of the goals the State legislature has. We had to pick at least three strategies and one was to rezone for densities necessary to ensure the production of moderate-income housing. Affordability is a big issue right now. From 2020-2021 Box Elder County’s housing has increased by 20%.

Manager Warnke said there were also concerns about traffic on Main Street, which is owned by UDOT. The City is planning for a traffic light on 950 East and trying to get easements with this development for that. However, UDOT will determine if and when that light will be constructed. Main Street is supposed to be busy and carry large volumes of traffic. UDOT’s annual average daily traffic in 2019 was 8,700 vehicles. That road has a level service D, which is acceptable. It starts to get busy, but has not reached the point of congestion. UDOT has categories to determine the spacing of intersections and with that in mind, the City created an access management plan that designated areas for those signals according to UDOTs tolerances.

When asked if the City has enough water and sewer capacity, Manager Warnke said water capacity is an ongoing issue not only for Tremonton, but also for the entire State. We do experience times when we are constrained, which has to do with outdoor irrigation. During that time two thirds of the City’s water produced is going to outdoor use. In order to mitigate that issue the City has been constructing a secondary water system. For every home that is developed with secondary water, we can have three new homes use the same amount of water as one home without secondary water. That is why it is critical to have secondary water. We are working with the developer and there are several things they are doing to help us meet this objective. They are dedicating the pump station site and constructing a secondary water pump station. They are also upsizing secondary water lines and have the responsibly to construct secondary water lines throughout their development. Garland is constructing their own wastewater treatment plant in 2022, which will migrate impact to our plant and free up 1,500 additional homes. The City is bidding for the upsize of an existing sewer line to provide capacity for everything north. That would be constructed before October. Water and sewer capacity is not granted at the zoning or subdivision, it is granted once we have a building permit. Our water and sewer authority is the Public Works Director and he monitors that. Commission Member Janssen asked how many homes are currently connected to secondary water to help free that up for development. Manager Warnke said we would not issue building permits if there were not capacity in the system. We are making sure these new homes connect to secondary water from the beginning so they do not have that impact on the outdoor irrigation system when we are most constrained. Conservation has helped. About one third of our homes (about 600) are connected.

Citizens also asked about responsible growth. Manager Warnke said we have a master plan for storm drains and this location could service a larger area with only one basin. Typically, each developer is responsible for building their own storm drain basin and by consolidating them, we have less maintenance and more open space in one area. The hope is we can also use it as a park facility. The developer supplemented the regional storm drain basin with additional acreage to make it shallow and to create an opportunity for recreation and some trail connections. This provides the appropriate spacing for our park proximity analysis (within a half-mile).

With transportation issues, Manager Warnke said 950 East is a collector road that would have a signaled intersection. We are planning for those intersections to have full turning movements to allow traffic to free flow or move more quickly through the intersection and reduce congestion. The developer will dedicate land for these turn lanes (a 100-foot corridor). Tremonton was the first to acquire the right-of-way needed through the Corridor Preservation Fund and because of our planning; we knew exactly where this collector road needed to be. We acquired two parcels and the developer will dedicate the rest of the portion of the right-of-way that is needed to construct that intersection. Having large intersections allows for traffic to move through more quickly. At 1150 East, they are showing another connection. We want to have good circulation through the development. This would be an access from Main Street through the commercial and would also provide service to the apartments and townhomes.

Manager Warnke said we are working on an update to our Land Use Plan, which is forthcoming. We also have a Master Development Agreement we are working toward. Not only will the City have a zoning ordinance, but a contract with the developer that governs the development. The contract gives the City greater terms to control and make sure the development is done properly. We work hard to figure out all the issue upfront so they know what is expected as they develop. With that, we grant certain densities in exchange for some of these improvements. This is a development agreement that is recorded and becomes an official record. If it is ever sold, the obligations would transfer to the new owner. The agreement talks about three improvements. First are project improvements, which we exact. These are items that are required from our development code and are standard. Next are system improvements where the developer is helping to build infrastructure to provide services beyond their development. The developer is dedicating land for a regional storm drain basin and upsizing the storm water. They will be reimbursed through impact fees for these system improvements. They are also dedicating land. There is one contingent improvement and that is the actual improvement of a park, which is subject to the PID. They will dedicate all the land we need for the storm drain basin and park, along with the water shares to irrigate that. They will construct the secondary water pump station and distribution line upsize. System improvements have consideration for reimbursement of those expenses. Zoning and density improvements are what they are providing to the City to mitigate the density they are being granted. That is where you get the water shares for the regional storm drain basin, as well as private recreational amenities (clubhouse, recreation room, swimming pool, etc.). The secondary water pump station they are granting to us as a zoning and density improvement. They are also doing architectural design guidelines for multi-family and commercial. There will be fencing and buffering requirements adjacent to the existing homes on Main Street that exceed the City standards. Right now, all we are doing is rezoning the property. They have done a lot of the drawings and are ready to submit for subdivision application and approve for platting, which was all reviewed by the Development Review Committee.

The Hawes Ditch was another concern. Manager Warnke said there is language in the development agreement stating the developers will provide an alternative means for all neighboring property owners to receive irrigation water from the ditch. The alternative means of conveyance will allow any neighboring properties to continue receiving water from the Hawes Ditch.

Manager Warnke said so what is the process going forward? We have talked about specific items related to this development. When you zone property, it is important to have an understanding of what is being proposed. The developers have done a lot of planning and engineering that gives us a clear vision of what is being proposed. For that reason, it is easy to focus on what we know, but we are just rezoning the property. The role of the Planning Commission and the annexation is not anything other than to give a recommendation to the City Council, who has the final say. You are recommending, as a technical advisory board to the City Council, if this zoning meets the planning principals and if you would recommend they implement it. You are also making a recommendation to propose new zoning districts, the Rivers Edge Overlay District and the Protection Area. This area needs to be zone to be annexed into the City. These are the zones being proposed. A Mixed-Use Overlay Zone through the Rivers Edge for property they hold and an Underlying Zone of a Mixed-Use and Rural Residential with this portion in the northeastern portion of the development a Protection Area Zone for lands that are used for agriculture, and matching a Mixed-Use Zone for those property owners who already had property within the City, but owned property that is being annexed.

Developer Skyler Chambers said thanks for putting that together that was very detailed and well done. Our hope is we are providing value to the City. Commission Member Dennis asked about the 950 East road going into the field owned by the Freemans. Mr. Chambers said it would become a cul-de-sac and be stubbed in case Mrs. Freeman decided to develop. There will be others on the east side. Chairman Capener said this would eventually solve congestion at the Crossroads. It is a 71-foot road that would give a second access and go all the way through to Garland. Manager Warnke clarified it is a temporary turnaround. The landowner controls the development and if that is continued. Commission Member Sorensen said why not just zone it R1-10 or R1-12 and if the townhomes happen then we overlay that to Mixed-Use? Why do we have to do this all Mixed-Use? Beside the commercial, why can it not be R1-10 or R1-12? My worry is that instead of just doing houses all of this will be apartments. Mr. Chambers said the overlay does not allow us to. The overlay says we have 10.25 acres to build apartments and 14 acres to build townhomes. We cannot change that. The market would not bear it either. There are restrictions on where it can go with some flexibility to move them. We do not gain anything by building apartments that sit empty. It does not allow for greater densities. We cannot do more than what is shown, but we could shift it.

Commission Member Fowler said why would the apartments not be further north to take that traffic to Highway 13 instead of Main Street? Mr. Chambers said the City wants it to be close to Main. The commercial is already at the front and then you have the buffer of the multi-family to the single-family. Commission Member Fowler said the City is developed with this Mixed-Use in a very shallow parcel that keeps the commercial development small. It fits into the neighborhood nice. We have those small businesses that blend into those neighborhoods so it still has the rural feel and you can hardly tell the difference between those businesses and homes. Now we are going to put something in that is 44 feet tall and that is all you are going to see. You are asking for eight additional feet and they are only 300 feet off Main Street. It changes the look of our town. Manager Warnke said we want it where the transportation corridor is. The traffic light will be there so we want the density close to the minor arterial so they are not traveling though. Commission Member Fowler said Main Street has so many cars on it and SR-13 has less. Chairman Capener said it is designed with its own private access that all apartment traffic can hit at 1150 East, which is installed by the developer. Commission Member Janssen said that just puts all the traffic onto Main Street. Commission Member Fowler said everywhere along Main Street keeps that look and all off a sudden you have this big building and this is going to look different. By comparisons, this is going to be very tall and look very city. Mr. Chambers said we cannot find something that everyone likes. I think the commercial space will be a bigger buffer than you think and maintain the same feel. At the end of the day, that is the best site plan that our time and resources could get. Manager Warnke said the park and storm drain basin have a fixed location so we want the density in close proximity to that so people have a place to recreate. This is a good location, but I do not disagree with your concern. Commission Member Fowler said when you come down Main Street nothing stands out as different in the way it has been developed and having that MU zone relatively short keeps larger things from going in. When we change that, there is nothing to keep that continuity so something huge could be put in. That is where I am coming from on the commercial part and obviously, those apartments are huge compared to everything around it.

Mr. Chambers said I know growth and change are hard and in Tremonton, density is hard, but the market exists for it because the demand is there. People want to be in Tremonton and they want their kids to be in Tremonton. People cannot afford to buy their kids half a million dollar homes and want to have an affordable townhouse or apartment here. The cost of living has sky rocketed since 2020 and over the last decade. In Utah, it is so difficult to find a place to rent. The market is stretched thin. It provides a little bit of density and affordability and still allows Tremonton to maintain its rural spirit. It is going to be a very well constructed development that is well done and well received. Manager Warnke said I am always concerned about how the City looks and one thing we talked about is having the increased buffer of 15 feet, which is larger than the 10 feet requirement. That could accommodate larger, nicer trees to screen the view between the uses and provide a visual screen for people on Main Street. Commission Member Fowler said if we are not building anything tall then why are we changing the code to allow an extra eight feet to the buildings? If we do not need it then do not change it. The typical Mixed-Use is 36 feet, but they have proposed 44 feet.

Chairman Capener said if you owned this property, what rights would you want us to take away? They put this plan together and spent money to do so. I think when we look back on this we will think this was a good deal. The developers are putting in all this money to do the storm drain, park, and are giving the city signage. I live across the street and when I bought my house, I knew it would be commercial. Commission Member Fowler said when I bought my house it was already zoned one parcel deep, which offered smaller commercial buildings not two parcels deep. The ordinance says when we approve these things we should consider the future map, which shows it zoned R-1. When I bought my house, I had that expectation that it would be zoned that way.

Commission Member Janssen said with some of the developments that come to us it is the developer who shows us and other times our City Manager presents on their behalf. What makes you present for the developer instead of them? Manager Warnke said Administrator Bench is the City staff member assigned to the Planning Commission and we tag team on developments. He does more of the procedural process and I handle the agreement and review side of things and this development has had a lot of reviews. I am here to explain what those are. I think it is going to add value to the City and we are trying to minimize the negative impacts through improvements. It is certainly going to be different, but there was a lot of thought given to how we mitigate the impacts with the existing homes and the best thing we could do was increase the buffer. In the end, we all want the best development. I love to see development expectations increase and they have over time. These developers have the ability to do that type of quality development. They can cash flow some of the system improvements that the City cannot. We cannot do the improvements ahead of the building permit. Some developers have the ability to help us meet our objectives and everyone benefits in the end. Chairman Capener said so they will pay for everything and the City will reimburse them with impact fee credits? That is a huge thing for the City. Manager Warnke said for system improvements yes, but over time. This is a well-planned development that helps fill the gaps that the City has with providing services. I want Tremonton to develop in the best way it can and I feel this meets that objective based on everything we have seen.

Commission Member Fowler said could you tell us more about the apartments? Why do we need them? Why is that not all R-1. Manager Warnke said I love to see a variety of housing and Box Elder County lacks that. There are not a variety of housing types for the community, which allows for a variety of people to live within the City at different life stages. The State legislature wants different housing types for all people within the State and as a community; we need to do the same. Commission Member Fowler said but a lot of these apartments cost more than a house. To a lot of people it looks like we are building apartments everywhere. Mr. Chambers said we took a long time to do the studies to find out what Tremonton needs. There is a desire for all these products and people want them. We are seeing a lot of the negatives in these meetings, but these are the products that are being asked for. People want to come here—it is a great community. We are trying to design this for the needs that are out there. People say they do not like apartments, but I have lived in an apartment because that is what I could afford. It had a nice group of young married people. Chairman Capener said we cannot discriminate based on how much money someone makes. Commission Member Fowler said no one has asked for that, it comes down to why do we do all this planning if once something comes up we say let us change it and do whatever. Chairman Capener said the market has changed. Commission Member Fowler said the feeling citizens get is we go out and make a plan, but as soon as we go to develop, we just change it to whatever they are doing. Commission Member Janssen said the Transportation Master Plan wanted to bring the exits to Tremont Street until developers wanted to do something different so we changed it. Chairman Capener said it was not feasible. Commission Member Janssen said so then why was it on the plan? Chairman Capener said it was a dream and a hope. Commission Member Janssen said it was a dream we squashed two years later. It seems like certain developments get preferential treatment. That is the feeling I get from a lot of people. Also, regarding the apartments behind ShopKo people are not happy with that. They are so big. We want it to come in and gradually build to the density. Chairman Capener said these are luxurious and super nice with no expense spared. Any one of us would love to live there while our homes are being built. When it is nice, you can have incredible amenities and make a community that we have never had. The apartments we have done are hard to manage and keep up. These are professional and have onsite management. We want commercial and density because that will bring restaurants and more commercial. We need people downtown to support it and we need the commercial out front. We will have an incredible commercial development and a park that was paid for by the developers. When you have that type of density, then you can do incredible things with landscaping, pools, and clubhouses. Commission Member Janssen said it does not matter that the apartments are getting a swimming pool, why would we care about them getting their own private pool? Chairman Capener said we are trying to create a nice community and the majority of the community cannot afford to live in a $700,000 home. Commission Member Janssen said what is the monthly rent on a luxury apartment? Chairman Capener said $1,500. Some families who could not afford a huge home could be in a really nice apartment for that. This is five years down the road. It will take time to get everything done. We have to think ahead and cannot be the market determiners. Commission Member Janssen said we as Tremonton seem to be doing all the apartment and townhome developments for the greater Bear River Valley; it is not being spread out.

Commission Member Fowler said the expectation that the Mixed-Use was just small parcels and now we are making those twice the size. The future plan was for that to be residential and to blend nicely. Why do we plan if we ignore it? Mr. Chambers said the plan is good, but it does not always foresee everything that is going to happen. Commission Member Fowler said I agree with you, but there are ways we can accomplish that by having it stirred up different and putting the apartments on the north end. This creates a different view for Main Street. I like the way it is blended to this point. In my mind, it flows and then all of a sudden we go bam and I have a hard time getting over that. Commission Member Dennis said our City talks about encouraging a range of housing choices for all income levels without sacrificing neighborhood quality or property values. However, there is a house on the commercial property; will their property values go down? Chairman Capener said their value would double. You put in a nice commercial development and they have this nice corner lot that will be worth more value. Commission Member Dennis said I have not found one person who wants to live across the street from the townhomes and apartments. Commission Member Fowler said I do have a different view of what I want to see on Main Street and to have it blend. Commission Member Janssen said that as a Planning Commission it is important to think of the other development that is going on in Tremonton. There are seven types of residential districts and I was wondering how much planned development do we have that is zoned R-1 or R1-20? There has been a ton of development for R1-10 and RM-16 and hardly anything else. The two zones that allow animal rights, do we have any development planned in Tremonton that has those? Chairman Capener said I have tried to do that and it does not pencil out. The County restrictions are much less than here. Those developments do not pencil, it is a lot of cost.

Commission Member Fowler asked about zoning to protect the agriculture uses within this area. Administrator Bench said the City could create a new zone that protects an agriculture use plus they already has the Ag protection from the County. The one the City is doing, as part of this zoning, is to make sure those residents know we will protect it as agriculture. They have the Ag protection, which protects them from nuisance calls and complaints. Commission Member Fowler said I want to continue the property in the way I have for over a decade. City Attorney Ericson said if you are part of the City regardless of what your zone is, you are subject to a noise ordinance. The Ag protection allows the usage to stay traditional. Commission Member Fowler said the argument for the Ag protection is they were farming, which is a continued use so they would not be subject to the nuisance calls and if they did not have that then they would. I am making the same argument on the other properties. Manager Warnke said that is what the Ag Protection Zone allows. We can zone property that is Ag protection without the property owners consent and create a zoning district that acknowledged they have Ag protection. That is what this zone is. It does not diminish it, it acknowledges they are protected and this district would have the same allowances they already had. Commission Member Fowler said could I still have turkeys? Administrator Bench said you could. We have a chicken ordinance citywide in any zone with a limit of 12. Commission Member Dennis said would the horses be okay? Manager Warnke said we acknowledge that they have them and the horses would be a non-conforming use. We can acknowledge some of these existing uses.

6. New Business:

a. Discussion and consideration of a proposed zoning overlay known as the Rivers Edge Overlay Zone located on property near and around 950 East Main Street extending north to 600 North, east to 1600 East and west connecting to Holmgren Estate East Subdivision, and zoning of other properties within the boundary of the Rivers Edge annexation

Manager Warnke said for clarification the other zoning refers to the overlay zone, but then we also have the Agriculture Protection Area. Administrator Bench said it might be a little different for those who are already in that protection with the County. That will not be taken away. We are proposing an Agriculture Protection Zone within the City. In order to qualify for protection under this chapter there shall be a minimum of 20.5 contiguous acres where upon agricultural operations are within the area. It does not say contiguously owned by the same person. The County has to buy off on the annexation and the Lieutenant Governor’s Office. The County does not care if you annex or not. There needs to be some type of agreement that says they can continue with their operations regardless of what the zone is. This body will make a recommendation to the City Council on the zoning overlay. There is the Mixed-Use Overlay for this site and the Agriculture Protection Zone. The Planning Commission would make a recommendation on limitations or things to add and be considered.

The Commission discussed approving this with the stipulation that the three County lots behind current residents have an Agriculture protection to continue doing what they have for years. Administrator Bench said it could still be zoned MU because the Mixed-Use has a variety of things that are allowed. Chairman Capener said I think that is best because most of these folks will sell and develop something different than farm. Councilmember Rohde said if it is in the Agriculture protection there will be some limitations unless they change the zone. Chairman Capener said that is why we are saying to leave it MU, but allow them to continue what they have been used for. Manager Warnke said it is consistent with the code, but we need to distinguish the uses. They need to be called out as legitimate uses that you would like to see continue and acknowledge they are a non-conforming use. Administrator Bench said those parcels are separate from Mrs. Freeman’s. She has the Agriculture Protection zoning by the City on top of her Ag protection overlay offered by the County. City Staff would identify the parcels that would continue these uses.

Commission Member Sorensen said I make a motion to recommend to the City Council that we approve the Mixed-Use Zone for the Rivers Edge Overlay with the exception of the existing three lots to be non-conforming use with the Mixed-Use zone, zoning this for residential and protection area. Commission Member Fowler said I add we maintain the building height at 36 feet and not change it. Commission Member Sorensen amended the motion to add that.

Motion by Commission Member Sorensen to recommend this to the City Council with the changes proposed above. Motion seconded by Commission Member Conrad. Vote: Commission Member Conrad – aye, Commission Member Dennis – nay, Commission Member Fowler – aye, Commission Member Janssen – nay, Commission Member Sorensen – aye, Commission Member Stokes – aye. Motion approved by a 4-2 vote.

• The Planning Commission asked for this to be added before approval of minutes: Commission Member Stokes noted this is a well laid out plan, not piecemealed together.

b. Review and approval of 2022 annual schedule

Motion by Commission Member Sorensen to approve the 2022 annual schedule. Motion seconded by Commission Member Janssen. Vote: Commission Member Conrad – aye, Commission Member Dennis – aye, Commission Member Fowler – aye, Commission Member Janssen – aye, Commission Member Sorensen – aye, Commission Member Stokes – aye. Motion approved.

7. Adjournment

Motion by Commission Member Stokes to adjourn the meeting. Motion seconded by consensus of the Board. The meeting adjourned at 8:45 p.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 Planning Commission held on the above referenced date. Minutes were prepared by Jessica Tanner.

Dated this 14th day of December, 2021.

______________________________
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.