TREMONTON CITY CORPORATION
PLANNING COMMISSION
APRIL 28, 2020
Members Present:
Micah Capener, Chairman
Arnold Eberhard, Commission Member—excused
Paul Fowler, Commission Member
Ben Greener, Commission Member
Brad Janssen, Commission Member—excused
Layne Sorensen, Commission Member
Tom Stokes, Commission Member
Bret Rohde, City Councilmember
Steve Bench, Zoning Administrator
Cynthia Nelson, Deputy Recorder
Chairman Capener called the Planning Commission Meeting to order at 5:39 p.m. The meeting was held April 28, 2020 in the City Council Meeting Room at 102 South Tremont Street, Tremonton, Utah and via Zoom. Chairman Capener, Commission Members Fowler, Greener, Sorensen (arrived at 5:45 p.m.), Stokes, City Councilmember Rohde, Zoning Administrator Bench, and Deputy Recorder Nelson were in attendance. Commission Members Eberhard and Janssen were excused.
1. Approval of agenda:
Motion by Commission Member Greener to approve the April 28, 2020 agenda. Motion seconded by Commission Member Stokes. Vote: Chairman Capener – aye, Commission Member Fowler – aye, Commission Member Greener – aye, Commission Member Stokes – aye. Motion approved.
2. Approval of minutes—no minutes to approve at this time.
Chairman Capener called a Public Hearing to order at 5:39 p.m. to receive public input on the following ordinance. There was one person in attendance.
3. Public Hearing:
a. To receive public input on proposed Title Amendment to Title 1 Zoning Ordinance, Chapter 1.08 Commercial and Industrial Zone Districts amending to allow as a permitted use multi-family housing within the Commercial District (CD) zone
There were no public comments. Chairman Capener closed the Public Hearing at 5:40 p.m.
Chairman Capener called a Public Hearing to order at 5:40 p.m. to receive public input on the following ordinance. There was one person in attendance.
b. To receive public input on proposed Title Amendment to Title 1 Zoning Ordinance, Chapter 1.16 Overlay Zones, Section 1.16.085 reducing the corner lot setback on one street frontage from 20 feet to 15 feet and a proposed Title Amendment to Title II Subdivision Ordinance, Section 2.06.085 reducing the required public utility easement adjacent to public streets from 15 feet to 10 feet
There were no public comments. Chairman Capener closed the Public Hearing at 5:41 p.m.
4. New Business:
a. Discussion and consideration of proposed Title Amendment to Title 1 Zoning Ordinance, Chapter 1.08 Commercial and Industrial Zone Districts amending to allow as a permitted use multi-family housing within the Commercial District (CD) zone
Administrator Bench said a few meetings ago that some people wondered why there was no allowance for multi-family in the Commercial District when there used to be. After staff discussion, it was decided to put it back in because the purpose of the Commercial District is to provide appropriate locations for not only business, but also residential uses. It might have been removed in error and will be put back in. Chairman Capener declared a conflict of interest and abstained from the vote.
Motion by Commission Member Greener to approve the ordinance. Motion seconded by Commission Member Fowler. Vote: Chairman Capener – abstain, Commission Member Fowler – aye, Commission Member Greener – aye, Commission Member Sorensen – aye, Commission Member Stokes – aye. Motion approved.
b. Discussion and consideration of proposed Title Amendment to Title 1 Zoning Ordinance, Chapter 1.16 Overlay Zones, Section 1.16.085 Edgewood Visionary reducing the corner lot setback on one street frontage from 20 feet to 15 feet and a proposed Title Amendment to Title II Subdivision Ordinance, Section 2.06.085 reducing the required public utility easement adjacent to public streets from 15 feet to 10 feet
Administrator Bench said this overlay is specific to the Edgewood Subdivision that Visionary Homes is doing—specifically their 55 and older community for the patio homes. After staff discussion, we did not see an issue with reducing the corners from 20 feet to 15 feet. When we amend the code, it will be just for Edgewood, in that section where it talks about front yard setbacks on corner lots. In the other two areas it will remain 20 feet—the conventional homes and townhomes. Their setbacks would be based on a site plan review. There are only about eight corner lots that will be affected in the 55 and older community. We will make note in the chapter. Commission Member Stokes said has anyone looked at the stop signs and views for traffic related issues there? Administrator Bench said they should be in the opposite direction and will work. The 20 feet remains the setback as you are pulling up to the stop.
Chairman Capener asked about the second reduction, which is reducing the public utility easement from 15 feet to 10 feet. Administrator Bench said that is Citywide. There are two things in this ordinance. First, there is the setback reduction for Edgewood and secondly there is the reduction of the PUE from 15 to 10 feet. Chairman Capener said I thought we brought that up a couple meetings ago, but determined 15 feet was needed. Administrator Bench said we took away the easements on the sides and rear, but left the 15 feet up front. After staff discussion, our City engineer determined 10 feet was sufficient. Chairman Capener said this is only for a corner lot and the other side of the corner has to be 20 feet. I thought the smallest one we had was 25 feet. Are they just trying to squeeze more lots in there? Administrator Bench said it is tough even on conventional lots with the 25 to 30 feet restrictions to get a decent home in on a corner lot. Chairman Capener said most of the people I know who would want to be in these areas do not want a lot of yard anyway. Commission Member Fowler said yes, but the corner setback is not about how much yard you have it is a safety thing. That puts them close. Administrator Bench said the Development Review Committee reviewed this a few weeks ago with the developer. Chairman Capener asked about different requirements and how wide the home could be after those were all met. That leaves them with 37 feet for a house width, but without the extra five feet, it would be a 32-foot width.
Commission Member Stokes said is a car going to run into the side of the house or if they plant a big bush there so no one can see to turn, then I am thinking that is tight. For the easement we talked a few meetings ago and after all the reductions, I thought we agreed to go down to 15 feet and could barely fit all the utilities in that. Now we are dropping it clear down to 10 feet. Administrator Bench said we have used 15 feet for a long time, but it is an arbitrary figure. Our City engineer said 10 feet was the standard and could be dropped to that. Commission Member Greener said that is awfully tight to me, but homes in St. George are that way. There is not much yard and you live next to each other, but it works and that is what this community is going to be like so I am okay with it. Commission Member Fowler said it is a coin toss, but I lean toward it being pretty tight. Commission Member Sorensen said I want people to be safe when they are turning at stop signs. I want to make sure they have good visibility both ways. If that is the case, I am okay with it too. Commission Member Greener confirmed this community would have an HOA and that they would control the landscape and dictate what could be in the front yard. Chairman Capener confirmed that the City would also ensure the developer maintains a line of site without fencing or other obstructions in that area. Administrator Bench added that there is a 40 feet setback from the face of the curb going back both directions where nothing can be over two feet high on that corner, except street signs.
Motion by Commission Member Sorensen to approve the overlay and the easement. Motion seconded by Commission Member Stokes. Vote: Chairman Capener – aye, Commission Member Fowler – aye, Commission Member Greener – aye, Commission Member Sorensen – aye, Commission Member Stokes – aye. Motion approved.
5. Adjournment
Motion by Commission Member Greener to adjourn the meeting. Motion seconded by consensus of the Board. The meeting adjourned at 6:03 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 12th day of May, 2020.
______________________________
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.