TREMONTON CITY CORPORATION
PLANNING COMMISSION
JULY 23, 2024

Members Present:
Micah Capener, Chairman
Penni Dennis, Commission Member
Kaden Grover, Commission Member
Raulon Van Tassell, Commission Member—excused
Mark Thompson, Commission Member
Bret Rohde, City Councilmember
Bill Cobabe, City Manager
Jeff Seedall, City Planner
Cynthia Nelson, Deputy Recorder
Tiffany Lannefeld, future Deputy Recorder

Chairman Capener called the Planning Commission Meeting to order at 5:32 p.m. The meeting was held July 23, 2024 in the City Council Meeting Room at 102 South Tremont Street, Tremonton, Utah. Chairman Capener, Commission Members Dennis, Grover, Thompson (via Zoom), City Councilmember Rohde, City Manager Cobabe, City Planner Seedall, Deputy Recorder Nelson and future Deputy Recorder Lannefeld were in attendance. Commission Member Van Tassell was excused.

1. Approval of agenda:

Motion by Commission Member Dennis to approve the July 23, 2024 agenda. Motion seconded by Commission Member Grover. Vote: Chairman Capener – aye, Commission Member Dennis – aye, Commission Member Grover – aye, Commission Member Van Tassell – absent, Commission Member Thompson – aye. Motion approved.

2. Declaration of Conflict of Interest: None.

3. Public Comments: None.

4. Approval of minutes—June 11, 2024

Motion by Commission Member Dennis to approve the June 11, 2024 minutes. Motion seconded by Commission Members Grover and Thompson. Vote: Chairman Capener – aye, Commission Member Dennis – aye, Commission Member Grover – aye, Commission Member Van Tassell – absent, Commission Member Thompson – aye. Motion approved.

Chairman Capener called a Public Hearing to order at 5:34 p.m. to receive input on the Integrated Land Use Plan. There were two people in attendance.

5. Public Hearing:

a. To receive public input on amending the City’s Integrated Land Use Plan by adding a Water Use & Preservation Element

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 the City’s Integrated Land Use Plan by adding a Water Use & Preservation Element

Planner Seedall said this is the same document you saw two weeks ago, we just needed to hold a public hearing.

Motion by Commission Member Dennis to recommend to the City Council the City’s Integrated Land Use Plan by adding a water use and preservation element. Motion seconded by Commission Member Grover. Vote: Chairman Capener – aye, Commission Member Dennis – aye, Commission Member Grover – aye, Commission Member Van Tassell – absent, Commission Member Thompson – aye. Motion approved.

b. Presentation of form base code by Bill Cobabe, City Manager

Manager Cobabe, who is the new city manager and has 20 years of planning experience, addressed the Commission and introduced the idea of form-based code. He reviewed the history of planning throughout the ages. This is how we got to where we are and where we would like to go as a City. Form-based code is a tool we would like to try to implement in Tremonton to promote good business and design, and a cohesive feel.

After the history, Manager Cobabe said we are looking at different concepts to help us to get to something that is more inclusive and equitable. We want something that makes more sense and is healthier for the community and environment. He showed examples of storefronts with large windows on the street level, with more private space above. Councilmember Rohde said the sidewalks do not have to be wide. They just have to have purpose so they are used. Manager Cobabe said in residential areas there are smaller homes built amongst larger homes, which allows for a diversity of incomes and backgrounds. The problem is, it works really well and when things work really well, the value goes up and things become more expensive.

Manager Cobabe said with form-based coding, we do not care as much about what you do in the building, but how the building looks and how it addresses the street. We want more density in town and as you move outward the density gets less. Most places do a hybrid form-based code because we do care to an extent what goes inside buildings. Tremonton is in a unique position with our Main Street. Now is a great time to start making decisions about how we want this to look going forward. He reviewed different areas and how they flow. Form-based code is a lot more innovative and creative. This may also come with risks so we have to consider what we really want. City staff has been working on a form-based code. This is to help you better understand it so when we do bring ideas forward you will know what we are talking about. This can get regulatory heavy. The trick is to write a good code and to put good images and design guidelines in place. We would allow people, within that framework, to do what they want. If we do it correctly, form-based code will only enhance the value of properties.

Commission Member Grover said I like the idea. You presented it well. I definitely want to see more examples of it to get a better understanding. Manager Cobabe said some funding is available. We are working on prioritizing this. There are other things that may be of higher priority. That funding is mostly earmarked toward the downtown area and sprucing up the facades. The Commission discussed facades, colors and textures. Manager Cobabe said we would work together to get a good product.

Chairman Capener said my biggest concern is the cost. The cost to make these buildings will be out of the price range for most of the businesses. It is going to be really expensive. Manager Cobabe said that is why we keep the downtown like it is. Downtown would become your business incubator. The spaces are more accessible for small businesses and start-ups. They may have more rotation in tenants. The higher end business could have more clientele and make more money even though it is more expensive. Chairman Capener said we just need to see how the code works and how it applies in a small town. Planner Seedall said there are aspects we can learn. The historic part of downtown needs cleaner signage requirements and better ways to use the sidewalks. There will be some nitpicking as we go through and write it. Manager Cobabe said the idea behind the different codes is that we are going to have different form-based sections that apply to each area. It is a transitional field. There should be some design elements that carry over from each one to the other.

7. Planning commission comments/reports: None.

8. Adjournment

Motion by Commission Member Grover to adjourn the meeting. Motion seconded by consensus of the Board. The meeting adjourned at 6:42 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 13 day of August, 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.