COUNTY OF SEVIER 

CITY OF RICHFIELD

                                                                                At the Planning Commission

                                                                                In and For Said City

                                                                                August 5, 2009

            Minutes of the Richfield City Planning Commission meeting held on Wednesday, August 5, 2009, at 7:00 p.m., Chairman Blake Zobell, presiding.

            1.     Roll Call.

            2.     Approval of Minutes.

            3.     Public Hearings.

                    a.  Jeff Henderson Subdivision.

                    b.   Richfield Business Park phase II

            4.     Jeff Henderson Subdivision

            5.     Richfield Business Park revision Phase II

            6.     Kellie Jorgensen

            7.      Mt. Catherine Apartments.

            8.     Discuss landscaping.

            9.     Items for Next Agenda.

            10.   Adjournment.

1.    Roll Call.  Roll Call was answered by Blake Zobell, Steve Kunzler, Sue Southwick, Pat Hansen, and Stan Chappell.  Stan Poulson and Eugene Beck were excused. 

Others Present:  Deputy City Recorder Michelle Curtis.    Building official Paul Hinrichs was excused.

2.   Minutes  Approval.  Steven Kunzler motioned to approve the minutes of  August 5, 2009.  Sue Southwick seconded the motion.  The motion carried unanimously. 

3.  Public Hearing: 

     a.  7:06:04 p.m.   Jeff Henderson.  A public hearing was opened to receive comments concerning a preliminary subdivision application filed by Jeff Henderson for property located at approximately 475 North 300 East.  There being no comments, the hearing closed at 7:06:23 p.m.

    b.   7:06:31 p.m.   Richfield City Business Park.  A public hearing was opened to receive comments concerning a revision to Phase II of the subdivision plat of the Richfield City Business Park located at 2225 South 600 West.  There being no comments, the hearing closed at 7:06:49 p.m.

4.  Jeff Henderson Subdivision.   Jeff Henderson is present to request preliminary approval for a 2-lot subdivision to be located at approximately 475 North 300 East (RM-11 zone).  Mr. Henderson was present at last month’s meeting to discuss the property.  Mr. Henderson said there really hasn’t been much change since last month other than his tentative plan is to build a single family home on each of the two lots.  There is enough square footage with each lot to allow that.  His original intention was to build duplexes but the way the appraisals are coming in, it would be better to build single family homes. 

He will build the home on the front property first.  As far as a driveway going back to the second lot, he intends to fence in the front lot and then there will be a 20-foot side concrete or asphalt driveway going to the back.  He doesn’t intend to construct that until he builds the second home on the back lot.  He will run sewer and water underneath that to get to the back lot. 

The requirement for curb, gutter, and sidewalk were discussed.  There is sidewalk on the lot to the south.  He plans on putting sidewalk in.  He said there is no curb or gutter on any of the rest of the block.  If he is required to do that, he will.  Chairman Zobell said the City usually sends an engineer who will tell him where the elevations will be.   The Planning Commission does not have the authority to waive the requirement for curb and gutter.  Sometimes the City Council enters into an agreement with a property owner which waives that requirement.   

Mr. Henderson said he understands he will have to pay for a new water meter and impact fees and also pay to run the utilities to the back lot. 

Stan Chappell made a motion to approve the preliminary subdivision application filed by Jeff Henderson for the subdivision of property located at approximately 475 North 300 East (RM-11 zone) with the requirement that improvements (curb, gutter, and sidewalk) are installed.  Pat Hansen seconded the motion.  The motion carried unanimously. 

5.  Phase II of the Richfield City Business Park Subdivision.  Ryan Savage represented the Richfield City Business Park Subdivision.  Mr. Savage said the original plan for the subdivision showed phase II as developing from east to west.  However, it makes more sense to develop the lots going from north to south on 600 West.  The contracts are in place for curb, gutter, and asphalt.  The road will be constructed by the 1^st of October. 

Pat Hansen motioned to approve the preliminary approval of Phase II of the subdivision plat for the Richfield City Business Park.  Sue Southwick seconded the motion.  The motion carried unanimously. 

6.  Kellie Jorgensen Request.  Kellie Jorgensen has filed an application for an exercise facility to be located at 26 East 1000 North (CG zone) (P1 use).  The building is existing so the request is basically for a change of use from a plumbing supply store to an exercise facility. An exercise facility is a permitted use in this zone.  Landscaping is adequate.  Parking spaces will be adequate.  The inside will be remodeled to accommodate the fitness center.  The plan does not show security lighting outside, but that will be installed.  Mrs. Jorgensen was advised that will need to be downcast or shielded lighting that doesn’t illuminate the whole area.  It was suggested it might be easiest to mount lights on the building.

On the inside of the building she will be constructing locker rooms for men and women.  She has had everything approved with the health department as far as handicap regulations and sinks in the building.  There will be an extra sink that isn’t shown on the plan because she will have to have a three-part sink in order to serve health drinks.    

Mrs. Jorgensen said the police departments plans to red zone the streets on the west and north sides of the building so cars cannot park along the street.    

Sue Southwick motioned to approve the application of Kellie Jorgensen allowing an exercise facility to be located at 26 East 1000 North (CG zone).  Steve Kunzler seconded the motion.  The motion carried unanimously.   

7.   Mt. Catherine Apartments.   Doug Crowther and Tom Williams are present to discuss preliminary plans for the construction of Mt. Catherine Apartments to be located at the northwest corner of 530 South and College Avenue.  They were present at last month’s meeting but approval was not given because they did not have elevations and a few other items completed. 

Elevation plans were shown to commission members as well as a CD presentation.  They provided samples of materials they might use, but they are not sure of the exact color scheme.  It will probably be a variation of earth tones.  They are not sure of the materials because they have bids out for vinyl, stucco and hardwood.  They plan to do some variation of stone and vinyl, stucco and vinyl, or a combination of all three.  They might do the bottoms of the buildings with stone and then the top with vinyl and a contrasting color for the trim and shutters and possibly a band of a contrasting color.  If the buildings are done in stucco, they will likely be all stucco that is broken up with variations of color and texture.

The site plan shows the entrance on the west side of the property with a street going north and looping around the project for a fire lane.  They have shown fire hydrants per fire department requirements.  They have provided adequate landscaping and parking.  There are three buildings on the west side of the property.   The buildings are 30 feet apart as required by the Zoning Code.  Each building has two 3-bedroom townhouses and two 3-bedroom flats.  The community building is located on the south of the property with a playground next to it.  It has a laudromat that will look out over the playground.  They could also install a basketball court. 

There are five buildings on the east side of the property.  Each building has two 4-bedroom units and four 2-bedroom units.   The entrance to the 4-bedroom units is on opposite sides from the entrance and stairs going to the 2-bedroom units.  From the north, buildings 1 and 2 are connected with a breezeway and buildings 3 and 4 are connected with a breezeway.  Building 5 stands alone.  The 4-bedroom units are 1457 square feet.  The 2-bedroom units are 933 square feet.  The 3-bedroom townhouses are 1260 square feet.  The 3-bedroom flats are 1072 square feet.  

They have provided renderings showing that these are not just large boxes.  They have added some features along the elevations to break it up and add some variety.  They have added shutters on the windows which will break it up and give it some real interest. 

The rendering shows how they might appear looking into the center court.  There is a green space between the buildings which will be a good place for children to play and ride their bicycles.  There will be nice landscaping.  They did a noise study for noise coming from the interstate and that is why they have placed patios away from the interstate.

Stan Chappell asked looking from College Avenue, how much of the buildings do they think will be seen?  They think probably the top part only.  The roofs are really broken up and will look nice.  There are about 20 roof breaks on the one building.

Each building has a light pack for lighting.  There will be a monument sign.  It will be a stone monument with laser cuts and an American flag.  They will have an onsite manager. 

As far as using stucco or vinyl, Mr. Crowther said that comes down to a cost issue.  They have done buildings both ways.  In Arizona they have some stucco ones, but stucco is cheaper in Arizona.  Steve Kunzler commented that he likes having a combination of materials because it breaks it up.  Mr. Crowther said some of their apartments have used cultured stone.  It would be good if they have at least a band of contrast along the bottom that breaks it up. 

There was discussion about the Planning Commission advancing this along to the City Council with a motion that stucco is required.  If the developer wants vinyl siding, they can address that with the City Council.   

Chairman Zobell said he has some strong opinions about what the outside materials should be.  There was quite a lot of public comment about this development not degrading the neighborhood in this nicer area of town.  It has been a concern that it will be seen from the freeway, and it should make a statement for what Richfield looks like.  He does not think the City Council will approve using vinyl siding.  The student housing further north on College Avenue is stone, brick, and stucco.  

It was pointed out that since they don’t have bids back yet, they don’t really know the difference in cost.  It is hard at this point for them to know what they are going to do until they have prices.    

It appears all of the other items have been addressed.  Drainage will be contained on-site with dry wells. 

The only thing they do not have is the agreement with the canal company.  They are having a hard time getting canal representatives to respond to them. 

Mr. Crowther said the cost–sharing portion still has not been tied down, but that will have to be discussed with City Council.

Mr. Crowther said it isn’t that they don’t want to do stucco, but the expense of the road and box culvert has thrown a kink in the project.  He said there is also a question as to whether the City actually owns the right-of-way where the bridge will go across the canal.

Pages 126 and 127 of the Zoning Code state that stonework is desirable and encouraged.  It also states that structures shall be compatible with and not dominate the surrounding buildings and structures and surrounding natural features.  Therefore, Chairman Zobell feels it is a reasonable condition to require something other than vinyl. 

Mr. Kunzler asked if all of the improvements they are doing are strictly their share or will some of that cost will be recouped later.  Brian Barton’s notes state that the current improvements proposed by the developer will be considered their share of the future intersection development.  It sounds like this developer won’t have to come up with additional costs later down the road.  Mr. Crowther stated that doing the box culvert is actually one of the largest parts of the construction of the intersection. 

Mr. Crowther wondered if the Commission would be amenable to two-tone stucco. The Commission agrees that would be alright.   

Steve Kunzler made a motion that the Commission should recommend to the City Council that they approve the Conditional Use Permit allowing the construction of Mt. Catherine apartments at the northwest corner of 530 South and College Avenue.  The recommendations of the Development Review Committee and Engineers have been met.  The Commission recommends that the buildings be improved with stone, brick, stucco, or a combination based on Chapter 18, Section 1802 which states:  “The City encourages creative and varied architectural forms.  All manmade structures shall blend harmoniously with the natural and existing built environment.”  Stan Chappell seconded the motion.  The motion carried unanimously.

8.  Landscaping Discussion.   This issue was tabled.

9.  Adjournment.  The meeting adjourned at 8:45 p.m.

PASSED AND APPROVED this 2^nd day of September, 2009.

/s/ Michelle Curtis

     Deputy City Recorder