COUNTY OF SEVIER
CITY OF RICHFIELD
 
At the Planning Commission
In and For Said City
March 4, 2020
 

Minutes of the Richfield City Planning Commission meeting held on Wednesday, March 4, 2020, at 6:00 p.m., Chairman Monte Turner, presiding.

1. Roll Call.
2. Public Hearings (6:00 p.m.).
    A. Receive comments concerning proposed revisions to Chapter 20 (Signs) of the Richfield City
        Zoning Ordinance. The purpose of the revision is to consider allowing signs to be larger than
        one hundred (100) square feet per sign face if they are within 1250 feet of an Interstate 70
        Interchange.
    B. Receive comments concerning a proposed amendment to the General Plan and zoning map
        affecting parcel 6-65-2 located at 1140 South Cove View Road. The application proposes a
        change of zone from CS (Commercial shopping) to RM-11 (Multi-family Residential).

3. Action on Public Hearings.
    A. Chapter 20 (Signs) of the Richfield City Zoning Ordinance. Discuss recommendation to be given
         to City Council concerning size of signs located within 1250 feet of an Interstate 70 Interchange.
    B. Rezone. Discuss whether to recommend that the City Council approve a zone change from CS
        (Commercial Shopping) to RM-11 (Multi-family Residential) affecting parcel 6-65-2 located at
        1140 South Cove View Road.

4. Commercial Business,
    A. Car Wash. Review plans and discuss whether to recommend that the City Council approve the
         proposed conveyor tunnel car wash to be located at approximately 1200 South 100 West
         (across the street west of Larsen’s Ace Hardware).
     B. Jorgensen Honda. Review Plans for construction of accessory building (CS zone, P-1 use). This
         is for information purposes of only.

5. Minutes Approval. Consider approving the minutes of February 5, 2020.

6. Other Business.

7. Adjournment.


1. Roll Call. Roll call was answered by Monte Turner, Landon Larsen, Greg Bean, Kendrick Thomas, Lisa White, Susan Jensen, and Blaine Breinholt.
 
City Staff Present: Deputy City Recorder Michelle Curtis and Building Official Rick Robinson.
 
Others present: Rod Morley, Dean Hatch, Maria Madrix, Amy Madrix, Nathan Young, Kristine Young, John Spendlove.
 
2. Public Hearing (6:00 p.m.):
    A. 6:00 p.m. Receive comments concerning proposed revisions to Chapter 20 (Signs) of the Richfield City Zoning Ordinance. The purpose of the revision is to consider allowing signs to be larger than one hundred (100) square feet per sign face if they are within 1250 feet of an Interstate 70 Interchange.
 
Rick Robinson advised that he has measured some of the signs that are near to the interchange. The Arby’s sign is the largest at over 400 square feet. The smallest one was Costa Vida and it is 100+ square feet. The Home Depot sign is over 300 square feet. The Flying J sign is over 250 square feet.
Nathan Young is the owner of the Subway at the north interchange. It would benefit his business if he can install a sign that is large enough to be seen from the freeway. It seems like a standard has already been set allowing larger signs around his business, and so he would like to be able to install a larger size sign as well. The sign he would like to install is 144 square feet.
 
The public hearing closed at 6:04 p.m.
 
B. Receive comments concerning a proposed amendment to the General Plan and zoning map affecting parcel 6-65-2 located at 1140 South Cove View Road. The application proposes a change of zone from CS (Commercial shopping) to RM-11 (Multi-family Residential).
 
6:04 p.m. Roy Morley and Dean Hatch are present as the Petitioners. This property is located north of the Royal Inn and south of United Auto. It is bordered by Cove View Road on the easterly side and 400 West on the westerly side. Since the public hearing was noticed, the petitioners are considering leaving the east side of the property in the CS zone in order to build some type of commercial office rentals on the east and residential apartments on the west side of the property. This would require the property to be subdivided. They have provided conceptual drawings of the buildings.
 
Amy Madriz owns the Royal Inn. She has been paying property taxes at a commercial rate. She thinks her property will become worthless if this proposal is approved. She believes a year ago there was a proposal from the property south of her to convert their property to apartments. She believes that was denied. She does not believe it would be right to approve this one when that one was denied. If the City allows one, then they should allow it for everyone. She has a very high standard for her motel. She said people are starting to move into the building south of her, even though they were told no, and there is starting to be drug traffic. That ruins her business because there are cops around. When there are five or six cops sitting right next to her, what message does that send to her motel tenants? It hurts her business. If the City allows this, then she will ask for it with hers and turn her motel in studio apartments. She believes it should be all or none who can do it.
 
It was clarified that the property to the south did not formally petition for a zone change to allow apartments and so it was neither denied nor approved. They were told they would have to meet certain standards to convert that building into apartments, and they did not come back in with a formal request.
 
The public hearing closed at 6:15 p.m.

3. Action on Public Hearings:
    A. Chapter 20 (Signs) of the Richfield City Zoning Ordinance. Discuss recommendation to be given to City Council concerning size of signs located within 1250 feet of an Interstate 70 Interchange.
Greg Bean wondered how 1250 feet was arrived at? He thinks that makes sense on the east side of the freeway, but this would allow for it on the west side of the freeway as well and that puts a large sign practically up the mountain. It was explained that the Code would control that because there is also a provision that signs can only be as tall as 25 feet above the grade of the freeway.
 
Kendrick Thomas thinks this adjustment makes sense. Landon Larsen agrees with that because there are already signs existing that exceed the 100 square feet limitation. There was discussion as to whether the ordinance should specify a maximum size or if the size should be approved on a case-by-case basis.
 
Lisa White motioned to recommend that the City Council consider amending the Zoning Code to allow signs to be larger than one hundred (100) square feet per sign face if they are within 1250 feet of an Interstate 70 interchange, with the size being approved by the Planning Commission on a case-by-case basis. Kendrick Thomas seconded the motion. Those voting aye: Monte Turner, Lisa White, Susan Jensen, Kendrick Thomas, Blaine Breinholt, Greg Bean, and Landon Larsen. Those voting nay: None. The motion carried unanimously.
 
This change of the sign ordinance was set in motion because of a request from the Subway located at 1293 North Main. They have applied for a sign permit allowing a sign that is 144 square feet. They are located within the 1250 feet of the north I-70 interchange. Greg Bean motioned to approve the Subway sign application as previously discussed on last month’s agenda, pending the Sign Ordinance being adopted by the City Council. Landon Larsen seconded the motion. Those voting aye: Monte Turner, Lisa White, Susan Jensen, Kendrick Thomas, Blaine Breinholt, Greg Bean, and Landon Larsen. Those voting nay: None. The motion carried unanimously.
 
     B. Rezone. Discuss whether to recommend that the City Council approve a zone change from CS (Commercial Shopping) to RM-11 (Multi-family Residential) affecting parcel 6-65-2 located at 1140 South Cove View Road.
 
The public hearing was held earlier in this meeting, Dean Hatch and Roy Morley said the first phase of their project would be to begin construction of the apartments on the west side of the property which requires the zone change to the RM-11 zone. The property is contiguous to the RM-11 zone.
The apartments will be nice, quality, long-term rentals and not night-to-night rentals. Responding to comments made in the public hearing, they think their tenants will be of high caliber and that should improve any problems with the police.
 
They intend to put in 30 apartment units on the northwest side of the property and then an office warehouse type building on the northeast side of the property. The office warehouse will need to be in the CS zone. A property cannot be in two zones so this will require a subdivision of the property. Each office warehouse will be approximately 1600 to 1700 square feet. A tenant could also have one or two units, or they could build it out to suit.
 
The exterior of the apartments and the commercial building will be rock and brick. Monte Turner pointed out that the tenants are likely to be of high quality. To the north of the Royal Inn will be the commercial property. Amy Madriz said she would rather have the property be either all commercial or all residential. She does not like the thought of the view from her motel being garage doors that look like storage units. A rendering of what they will look like was shown. They will not be storage units and the Commissioners do not feel like they look like storage units. This proposal looks like a high-quality development. Ms. Madriz said she is worried this will affect her ability to rent because the developer can’t guarantee who is going to live there.
 
Monte Turner stated that the Commission does like to be consistent. Ms. Madriz indicated earlier that she might want to come in to request that her property be changed to a residential zone. She was told she could do that, realizing she would have to meet the criteria consistent with the
residential zone. She will be treated equally.
 
Ron Morley said they have purchased other apartments in rough neighborhoods in other cities. They have transformed the lots, had quality tenants move in, and improved the lots. He has confidence that the tenants will be a high quality.
 
Greg Bean offered his opinion that he likes keeping the CS zone contiguous at the east side of the property and the up-scale apartments on the west side of the property contiguous to the RM-11 zone. It is his opinion that this will benefit that area.
 
Kendrick Thomas also likes the project. He likes having a portion of the property being zoned RM-11 next to the already existing apartments. He wonders about changing the zone of the entire property and then changing a portion of the property back to the CS zone. He wonders if it is possible to recommend approval of just the apartment area contingent upon the property being subdivided.
Rick Robinson suggested they could go forward with the first building being completed but not issuing a certificate of occupancy until the property is subdivided and zoned appropriately.
There would have to be a public hearing held for the property to be split (subdivided). The zone for the second lot could be changed back to the CS zone in connection with the subdivision.
Lisa White motioned to recommend that the City Council approve the zone change of this property to the RM-11 zone pending the lot split. Kendrick Thomas seconded the motion. Those voting aye: Monte Turner, Lisa White, Susan Jensen, Kendrick Thomas, Blaine Breinholt, Greg Bean, and Landon Larsen. Those voting nay: None. The motion carried unanimously.
 
(For clarification, one lot will be zoned RM-11 to accommodate the construction of the apartments, and the other lot will remain in the CS zone.)
 
4. Commercial Business:
    A. Car Wash. Review plans and discuss whether to recommend that the City Council approve the proposed conveyor tunnel car wash to be located at approximately 1200 South 100 West (across the street west of Larsen’s Ace Hardware) C2 use in the CG zone.
 
Kendrick Thomas declared a conflict of interest because he works at Jones & Demille, and Jones & DeMille prepared this site plan.
 
The DRC notes were reviewed as follows:
      A. Sewer. Sewer is available in the street on 100 West. They will connect to the sewer at the south side of the property. Developer will be required to extend the sewer line to the north side of the property.
 
     B. Water. The plans shows a 2” water service and a 1” water service for landscaping.
     C. Payback Agreement. There is a payback agreement for improvements that were installed by Tractor Supply. The developer will have to get that figure from Michele Jolley.
     D. Fire Hydrant. Rick Robinson will check with the fire chief to see if developer is required to install a fire hydrant. Rick Robinson said there will probably need to be at least one fire hydrant installed. The closest fire hydrant is in the parking lot between Larsen’s Ace Hardware and Sevier Valley Oil. There is also one by Tractor Supply which is 214 feet. Rick Robinson said he will check with the fire chief to see if he is comfortable with that. The fire code says the entire building has to be reached within 300 feet.
     E. Street Improvements. Curb, gutter and sidewalk will be installed as well as asphalt to the curb.
     F. Parking. Parking as shown is adequate.
     G. Street Lights. A street light will be installed near the north entrance.
     H. Site Drainage. Two drainage basins are shown, one at the southwest corner and one at the northeast corner.
     I. Landscaping. Landscaping is adequate as shown (rocks and shrubs).
    J. Trash Enclosure. A trash enclosure is shown as item 2.
    K. Fencing. Fencing is not required.
    L. Building Elevations and Finishes. The building will be stucco.
    M. Signs. Signs will be approved separately. A stop sign should be placed at the entrances/exits going onto 100 West.
    N. Lot Line Adjustment. There will be a lot line adjustment required as Mr. Hatch is purchasing all of lot 56 and a portion of lot 63.
    O. Geotechnical Report. A geotechnical report will be done.
    P. Address. Rick Robinson will contact the County to get a correct address.
    Q. Fees. Building permit, sewer and water impact fees, and sewer and water connection fees to be paid by developer.
 
John Spendlove represented the owner Scott Hyatt. Ingress and egress is on the east side of the property from 100 West. There is no access from Main Street. On the north side of the property, there are stacking lanes so that as people come in to the car wash, there is room for the vehicles to stack on-site and not onto the street. On the west end, there will be a kiosk to select car wash type and then enter the building. The parking area is mainly for vacuuming. There will be employees on-site during operating hours. There are parking stalls for employees.
 
Operating hours are anticipated to be day light hours which is probably 9 a.m. to 6 p.m. in the winter and during the summer it will be around 7 a.m. to 9 p.m. Monday through Saturday.
 
There will be lighting on the building towards the north and also on the north side of the parking lot.
The K-Mart building is across the street to the west. Their parking lot drains across the street towards this property. There is a drainage ditch that runs parallel to Main Street that starts from the parcel north of the car wash lot and goes through this parcel going south. The car wash will maintain that drainage. They will retain all of their onsite drainage.
 
They will do curb and gutter on the west side of 100 west.
 
Lisa White points out that they need to designate the accessible parking and have an accessible vacuum. She is also concerned about the parking on the south end because there is no way for the very northwest parking place to back out very easily.
 
Blaine Breinholt motioned to recommend that the City Council approve the proposed conveyor tunnel car wash to be located at approximately 1200 South 100 West (across the street west of Larsen’s Ace Hardware) C2 use CG zone, as presented. Greg Bean seconded the motion. Those voting aye: Monte Turner, Lisa White, Susan Jensen, Kendrick Thomas, Blaine Breinholt, Greg Bean, and Landon Larsen. Those voting nay: None. The motion carried unanimously.
 
B. Jorgensen Honda. Review Plans for construction of accessory building (CS zone, P1 use). This is for information purposes only.
 
Jorgensen’s Honda is planning to construct a large building behind their existing building. It is an accessory building and does not have frontage on any streets. This building is not a display area. They will use it to assemble 4-wheelers and prep of RV trailers. This is an all-metal building. The code requires exterior finishes to be finished with material other than metal for street-facing sides; however, this building has no street-facing sides. The building is over 350’x100’.
 
5. Minutes Approval. There were no minutes to approve.
 
6. Other Business:
 
7. Adjournment. The meeting adjourned at 7:10 p.m.
 
PASSED AND APPROVED on the 1st day of April, 2020.
/s/  Michelle Curtis
        Deputy Recorder

Richfield City Corp

75 East Center

435.896.6439