TREMONTON CITY CORPORATION
LAND USE AUTHORITY BOARD
December 2, 2015
Steve Bench, Chairman/Zoning Administrator
Chris Breinholt, City Engineer
Paul Fulgham, Public Works Director
Marc Christensen, Parks & Recreation Director
Linsey Nessen, Deputy Recorder
Chairman Bench called the Land Use Authority Board Meeting to order at 9:07 a.m. The meeting was held December 2, 2015 in the City Council Meeting Room at 102 South Tremont Street, Tremonton, Utah. Chairman Steve Bench, Engineer Chris Breinholt, Director Paul Fulgham, Director Marc Christensen, and Deputy Recorder Linsey Nessen were in attendance. Manager Shawn Warnke was excused.
1. Approval of agenda:
Motion by Director Fulgham to approve the December 2, 2015 agenda. Motion seconded by Director Christensen. Vote: Chairman Bench – aye, Engineer Breinholt – aye, Director Fulgham – aye, and Director Christensen – aye. Motion approved.
2. Approval of minutes: No minutes to approve
There were no minutes to approve.
3. New Business:
a. Discussion and consideration of approving the 2016 Annual Meeting Schedule
Motion by Director Christensen to approve the 2016 Annual Meeting Schedule. Motion seconded by Director Fulgham. Vote: Chairman Bench – aye, Engineer Breinholt – aye, Director Fulgham – aye, and Director Christensen – aye. Motion approved.
b. Discussion and consideration of Tremont Center, LLC Site Plan
Chairman Bench stated the current layout doesn’t jive with the design guidelines so that will need to be looked at. Mr. Micah Capener stated he believed it was the zoning overlay, not the design guidelines. Chairman Bench read that on “parking lots with fewer than 20 stalls, parking shall be to the sides and rear of the building, corner lots shall screen parking through the building placement, berming, and adequate landscape treatments”. Mr. Capener stated they will need to adjust that.
Engineer Breinholt asked if Mr. Capener has met with and done some preliminary work with Mr. Darren Firstrup at the Utah Department of Transportation (UDOT) yet. Mr. Capener stated he has not as they received approval back from UDOT with changes. UDOT wants them to remove all the street lights and move everything as their right-of-way is actually over or near the canal. UDOT also wants to expand the road as it may become a six-lane highway in the future. Engineer Breinholt clarified that UDOT wants three travel lanes each way. Mr. Capener stated it is bigger than three lanes. Director Fulgham stated UDOT wants a lane for disabled vehicles, not three travel lanes each way. The City doesn’t want on-street parking on Main Street and suggested having a meeting with UDOT to discuss the issue.
Engineer Breinholt asked about the cross section Mr. Capener is proposing on Main Street as he has never seen it. A cross section was given to Mr. Capener and Engineer Breinholt asked if that is what his designer has been using for the cross section. Mr. Capener stated he believed so as his designer has matched the cross section with what is currently on the east and west side and stated that he emailed the cross section to Engineer Breinholt three weeks previous. Engineer Breinholt stated he has only seen overhead designs, not the actual cross section. Mr. John Losee stated he didn’t think he had seen a cross section either.
Engineer Breinholt stated the City should have a say and be able to work with UDOT on what cross section it wants. Mr. Capener stated he had a conference call and spoke with UDOT, Manager Warnke, and Chairman Bench and it was found that the cross section that the City wants is not currently in the Code. The current cross section shows two lanes with parking on the side, which is what UDOT wants. Mr. Capener’s design currently proposes the road be the same size as the other half of the road by Crump Reese Motor Company, but UDOT wants this half to be an additional nine feet wider.
Mr. Capener clarified what UDOT wants is the left turning lane, two travel lanes of twelve feet, and fourteen feet on the far north of the road. Engineer Breinholt stated the City is also requiring an eight foot sidewalk on the north side of the road as well so the whole road can’t be shifted to the north, it will need to be shifted on the south side as well for that cross section. Mr. Capener stated he spoke with his designer who feels like the best solution in this case is to put the eight foot sidewalk right next to the curb and then put the seven foot park strip on the other side so they can make the UDOT width requirements work. Director Fulgham stated the only downside to having the sidewalk next to the curb, which has been done before when that is the only option, is that snow ends up on it and it ends up not being a good sidewalk as the park strip is meant to hold the snow.
Mr. Losee asked what they can do in this situation. Director Fulgham stated the City and Mr. Capener and Mr. Losee are going to have to talk with UDOT. Mr. Capener stated his designer spoke with Mr. Todd. Finlayson at UDOT about this issue and explained to him that they are trying to match the road as it is to the east and the west. Engineer Breinholt stated the City wants something different than the road to the east and the west anyway, but he didn’t have the sample cross section with him. Mr. Losee asked what the City wants for the cross section. Engineer Breinholt stated two travel lanes, a turn lane, room for bike lanes on the east and west, and an eight foot sidewalk on the one side with a five foot sidewalk on the other side with no on-street parking.
Mr. Losee asked about the size of the box culvert and if a six foot by ten foot box culvert was the correct size. Engineer Breinholt stated the current box culvert size is eight foot by ten foot. Mr. Losee asked what size of box culvert is needed to fit the volume. Engineer Breinholt stated if they lessen the size it with back the water up upstream. The width needs to remain the same but the height could be changed. Mr. Losee asked if the height could be shrunk down. Engineer Breinholt stated he would need to look at it, but it is possible. The Canal Company will have some say in the size, however, because of the needed maintenance as there is some sedimentation in the canal that needs to be cleared out. Mr. Losee asked if Engineer Breinholt can find out if the height can be changed. Engineer Breinholt stated they will need to talk with Mr. Firstrup, who is expecting Mr. Capener and Mr. Losee to get with him. Mr. Capener stated they would reach out and visit with Mr. Firstrup.
Mr. Capener stated they have updated the entrance because all of the proposed businesses need semi truck access. The ponds and everything have been shifted but will need to be adjusted again. Drive-throughs have been added and shifted around. Chairman Bench stated the plan should be for semi trucks to not come off Main Street into the development. Mr. Capener stated if they do that, the back of the truck will be in the wrong spot for drop off. Chairman Bench asked why the company doesn’t design their building differently to accommodate that. Mr. Capener stated they prefer their drop off to be in the back of the building so the front of the building is facing north.
Engineer Breinholt asked what the Code says about buffering. Chairman Bench read from the Code, “Buffer widths are spaces of improved landscape area along property lines. Each zoning district establishes setbacks, which are the distance or amount of space between the buildings and property lines. The Land Use Board may reduce buffer widths when a Site Plan shows improvements within the buffer or setback area”. Mr. Capener asked if bike lanes were really needed with an eight foot sidewalk. Director Fulgham stated bikes don’t belong on sidewalks, pedestrians do. Chairman Bench stated it is part of the City’s Trail Plan.
Mr. Capener stated they have put together the Covenants Codes and Restrictions (CC&Rs) and Home Owner’s Association (HOA) document for the development and left a copy for Manager Warnke to review.
Chairman Bench stated the Land Use Board, Mr. Capener, and Mr. Losee need to meet with UDOT and the Design Review Committee (DRC) also needs to meet to approve the proposed changes so it can go before the City Council. Mr. Capener asked who he needs to meet with at UDOT. Chairman Bench suggested inviting UDOT to the City to meet next Wednesday to discuss these issues. Engineer Breinholt also asked Mr. Capener to have his designer send him a cross section of what is being proposed for Main Street, which includes the location of the existing poles, and send a copy of what UDOT wants them to do also. Mr. Capener suggested having his designer at the meeting with UDOT also. Engineer Breinholt stated he will call Mr. Finlayson and set up the meeting with UDOT next Wednesday at 10:00 a.m.
c. Walk ins*
Mr. Ben Johnston was present as a walk-in with the preliminary/final plat for Pheasant Run Subdivision Phase 2.
Chairman Bench stated that temporary turn-arounds are now required to be asphalt rather than gravel. Director Fulgham stated the City has found that the turn-arounds never get built so the City requires them to be asphalt now. Mr. Johnston asked how big of a radius the asphalt needs to be. Engineer Breinholt stated the diameter is 100 feet so they will need 50 feet of full asphalt with a shoulder. The full road section needs to fit within where the road will be. Mr. Johnston stated if they are going to asphalt it anyway, the developer would be smart to build it to grade and then just extend it later. Engineer Breinholt stated he would send the standard detail to Mr. Johnston.
Mr. Johnston stated the sewer and water stubs are in to all the lots already and there is a hydrant already placed. Chairman Bench asked if Mr. Johnston would be completing the application and paying the associated fees. Mr. Johnston stated he would have the Simmons’ come in and do that and that he would have them contact Chairman Bench if they have any questions. Chairman Bench stated a hammerhead turn-around would also be allowed and Engineer Breinholt stated he would also send Mr. Johnston the standard detail for that as well.
Mr. Johnston stated he would be back for next Wednesday’s meeting for preliminary plat approval for Phase 2 of Pheasant Run Subdivision.
a. Chairman/Zoning Administrator – Steve Bench
b. City Engineer – Chris Breinholt
Engineer Breinholt provided the Board with the Main Street Access Plan.
c. Recreation Director – Marc Christensen
d. Public Works Director – Paul Fulgham
e. City Manager – Shawn Warnke
Manager Warnke was excused from the meeting.
5. Public comments: Comments limited to five minutes.
No public comments.
Motion by Director Fulgham to adjourn the meeting. Motion seconded by consensus of the Board. The meeting adjourned at 10:22 a.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 Land Use Authority Board Meeting held on the above referenced date. Minutes prepared by Deputy Recorder Linsey Nessen.
Dated this _____day of ___________, 2015
Darlene S. Hess, 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.