TREMONTON CITY CORPORATION
PLANNING COMMISSION
APRIL 23, 2024
Members Present:
Micah Capener, Chairman
Penni Dennis, Commission Member
Kaden Grover, Commission Member
Raulon Van Tassell, Commission Member
Mark Thompson, Commission Member
Bret Rohde, City Councilmember
Jeff Seedall, City Planner
Marc Christensen, City Manager
Cynthia Nelson, Deputy Recorder
Chairman Capener called the Planning Commission Meeting to order at 5:30 p.m. The meeting was held April 23, 2024 in the City Council Meeting Room at 102 South Tremont Street, Tremonton, Utah. Chairman Capener, Commission Members Dennis, Grover, Van Tassell, and Thompson, City Councilmember Rohde, City Manager Christensen, City Planner Seedall, and Deputy Recorder Nelson were in attendance.
1. Approval of agenda:
Motion by Commission Member Thompson to approve the April 23, 2024 agenda. Motion seconded by Commission Member Dennis. Vote: Chairman Capener – aye, Commission Member Dennis – aye, Commission Member Grover – aye, Commission Member Van Tassell – aye, Commission Member Thompson – aye. Motion approved.
2. Declaration of Conflict of Interest: None.
3. Public Comments: None
4. Approval of minutes—March 26, 2024
Motion by Commission Member Van Tassell to approve the March 26, 2024 minutes. Motion seconded by Commission Member Thompson. Chairman Capener – abstained, Commission Member Dennis – aye, Commission Member Grover – aye, Commission Member Van Tassell – aye, Commission Member Thompson – aye. Motion approved.
Chairman Capener called a Public Hearing to order at 5:35 p.m. to discuss amending a zoning district. There were two people in attendance.
5. Public Hearing:
a. To receive public input on amending zoning district regulations relating to the Rivers Edge Overlay Zone (REOZ) and the Rivers Edge Master Development Agreement to accommodate the recordation of amendments to Map 1.12 along with front-yard setback schedule
There were no public comments. Chairman Capener closed the Public Hearing at 5:35 p.m.
6. New Business:
a. Discussion and consideration of amending zoning district regulations relating to the Rivers Edge Overlay Zone (REOZ) and the Rivers Edge Master Development Agreement to accommodate the recordation of amendments to Map 1.12 along with front-yard setback schedule – Nic Porter with Triiio Group
Planner Seedall said the developer wanted to mix the apartments with the townhomes as part of the new River’s Edge development. They wanted to have a uniform setback between the apartments and townhomes. The townhomes are currently set to 20 feet and the apartments are 15. For more uniformity they asked to have everything at 15 feet. They are all alley-loaded townhomes. They did not like the segregated feel in the community from townhomes to apartments so they wanted to change that and create a communal feeling. The density stays the same.
Mr. Porter said we are selling the single-family lots, but everything that is marked townhome or multi-family mixed we are holding. The apartments are in the center. This change does not impact density or parking. Pedestrian access would be from the street. There are no driveways in the front. They are all alley-loaded. They will either park in the parking lot in the middle or drive down these alleys and pull into their garage. Commission Member Van Tassell said I think making them uniform is nice. Especially if there is no driveway in the front. Mr. Porter said the amenity parcel has been deeded over to the City. I saw a preliminary layout of what that would look like. We have submitted construction documents for phase two of the single-family. Chairman Capener said this actually is better because you have the parking on the perimeter and the two-story townhomes on the edge. Planner Seedall said I think it keeps it a little cozier by having the buildings not as far off the roadway. That space is not very usable in general. Chairman Capener said in this design, they have mixed and put the townhomes on the perimeter to increase the curb appeal. They are just mixing them while keeping the same number of units and shrinking the setback by five feet.
Motion by Commission Member Van Tassell to adopt the 15 foot setback and the amendment to mix the multi-family as shown on the map. Motion seconded by Commission Member Dennis. Vote: Chairman Capener – aye, Commission Member Dennis – aye, Commission Member Grover – aye, Commission Member Van Tassell – aye, Commission Member Thompson – aye. Motion approved.
b. Discussion of planning commission roles within city legislative decisions
Planner Seedall said I am the new City Planner for Tremonton. The past five weeks have been a bit of a roller coaster, but I am enjoying it so far. I am the land use administrative authority for the City. We have had some turnover with the Planning Commission. I thought it would be beneficial to have an open discussion on the roles of the Planning Commission. We need to set a training schedule for this year. State code requires we do four hours of training as a Planning Commission. One hour of which they mandate the topic.
Newly appointed Commissioner Member Grover, who is a civil and agricultural engineer and real estate agent, introduced himself and said I have a background in agriculture, mainly with engineering of agriculture. I hope I can provide some insights with my background.
The Commission made suggestions for training, including details on new legislative changes. Chairman Capener said the legislature has put a bunch of rules in place for timing and developer applications. I know it goes into effect soon. We really need to understand what that is and what we need to change in the code on our side to make sure we adhere to what the legislature wants. That vision is to help streamline the development process, which is a huge thing. Planner Seedall suggested annexation as a topic for training. We want to let the City continue to grow outward. We want to understand what our future land use plan is. The Planning Commission will need to understand their role in the annexation process. Topics can include appeals and variances, conditional use permits, exactions, impact fees, vested rights, subdivision regulations and improvement guarantees, land use referenda, property rights, real estate procedures and financing, zoning, and drafting ordinances or code. Pick a couple topics you would like. Chairman Capener said it would be really good to address the appeals and variances. Vested rights would be a good one, as would impact fees. I would love to see the calculations and the actual numbers for today. I know they have changed.
Planner Seedall then discussed the Planning Commission powers and duties. He said you are an extension of the City Council. All land use comes through the Commission. You hold public hearings and make recommendations to the City Council on the General Plan and amendments to the General Plan. You make recommendations for land use ordinances, zoning maps, and any other official maps. As land is annexed into the City, the five of you decide how it is zoned. The City’s General Plan helps base that, but you also look at what the needs of the City are. You act as the land use and appeal authorities with our zoning and subdivision codes. You need to understand the City’s future plans and the General Plan, the Transportation Master Plan, and applying those as developments and land use applications come in. The State has taken steps to help streamline the review process.
The Commission then discussed architectural design and ways to improve facades and design in the future. They also discussed how they would balance better standards while still allowing for affordable housing to be built within the City.
7. Planning commission comments/reports: None.
8. Adjournment
Motion by Commission Member Dennis to adjourn the meeting. Motion seconded by consensus of the Board. The meeting adjourned at 6:22 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 May, 2024.
______________________________
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.