TREMONTON CITY CORPORATION
LAND USE AUTHORITY BOARD
AUGUST 30, 2017

Members Present:
Steve Bench, Chairman/Zoning Administrator
Chris Breinholt, City Engineer
Marc Christensen, Parks & Recreation Director—excused
Paul Fulgham, Public Works Director
Shawn Warnke, City Manager
Cynthia Nelson, Deputy Recorder

Chairman Bench called the Land Use Authority Board Meeting to order at 9:03 a.m. The meeting was held August 30, 2017 in the City Council Meeting Room at 102 South Tremont Street, Tremonton, Utah. Chairman Steve Bench, Engineer Chris Breinholt, Director Paul Fulgham, City Manager Shawn Warnke, and Deputy Recorder Cynthia Nelson were in attendance. Director Marc Christensen was excused.

1. Approval of agenda:

Motion by Director Fulgham to approve the August 30, 2017 agenda. Motion seconded by Manager Warnke. Vote: Chairman Bench – aye, Engineer Breinholt – aye, Director Fulgham – aye, Manager Warnke – aye. Motion approved.

2. Approval of minutes: August 16, 2017

Motion by Engineer Breinholt to approve the minutes of August 16, 2017. Motion seconded by Manager Warnke. Vote: Chairman Bench – aye, Engineer Breinholt – aye, Director Fulgham – aye, Manager Warnke – aye. Motion approved.

3. New Business:

a. Site Plan Review for T & M Expansion – Jim Flint and Travis Scott

Mr. Travis Scott asked if the building permit fees had been assessed and the Board said they would get that. Mr. Scott also asked what the issues were with parking at his business as he can park anywhere on his property except for public access areas around the office building and does not really need to show that on the plat. This is a manufacturing facility and the parking designation could change five times a year. Mr. Scott told the Board which stalls he would guarantee, stating that his company evolves so he felt it was unnecessary to show parking around his facility, but would show the public domain and access with curb, gutter and asphalt. He added that he does not want the City giving him a citation down the road for something insignificant. Manager Warnke said that should not happen and they are saying the same thing when it comes to parking. The City is more or less trying to make sure there is adequate parking with a hard surface, which is required by the Code. Mr. Scott said the compact gravel is a hard surface in his mind and felt if he was required to do more, than the City needed to drive around other areas and impose that same rule. Manager Warnke clarified the City just wants to make sure there is adequate parking with improvements that meet the Code. Manager Warnke was unsure how many stalls are there, but it looks fairly full and this improvement is going to add more parking. Mr. Scott said there are a few more stalls available until one of the buildings is built, but he has three acres of property to work with and about an acre and a half for parking where the existing building is. He said if the City ever has a problem with parking at his facility to come talk to him. However, he does not think there will be a problem as they have maintained their property and been pretty professional in everything they do.

Mr. Jim Flint brought up safety reasons that could affect parking. Manager Warnke said that is a valid concern. Mr. Scott countered if he wants to park five or six cars along the end of this building and get into his office right there, he wants to be able to do it. He is not having material come to the end of this building, so it will be about 60 feet away from these cars and the driveway. Instead of employees walking back and forth here, this is a better option, from a safety standpoint, for his establishment. Mr. Scott also stated they have made sure they have enough parking here to facilitate the number of offices and another 10 visitors. There is about 300 feet of parking along the other shop. Administrator Bench asked how many employees are working at the facility and about the shifts. Mr. Scott stated there are six employees and one shift for 10 hours at a time. Mr. Scott said he has ensured enough parking in case they choose to add more.

Mr. Scott said the next thing he wanted to talk about is adding grass to the water retention pond and asked the reason behind that before telling the Board what he was planning on. Engineer Breinholt said the reason is to divide it, cover it and prevent erosion and to have something that keeps the spokes in place. If Mr. Scott has another plan, he can do that, as it is his pond, but the integrity needs to be maintained. Mr. Scott agreed and clarified, the City is not worried about the esthetics, but are worried about erosion. Engineer Breinholt said it needs to remain functional and maintainable—weeds can get overgrown and cause issues. Mr. Scott said he plans to rock the area and spray for weeds. Director Fulgham said he prefers rock it they pick something bigger that will stay in place. Engineer Breinholt said to make sure there is room at the bottom of the pond. Mr. Scott said he would talk to Rupp’s and figure out what design would be best. Manager Warnke also suggested a weed barrier.

Mr. Scott asked if they have found any drain lines on his property. Engineer Breinholt said they would not know where they are until they excavate and find them that way. There is a plan that does not pinpoint their location, but shows there are some on the property, which are likely along the fence line on the east side. If they do come across them, they will need to leave them and maintain their integrity.
Mr. Scott then asked about drainage off 1000 North. He wondered if he should leave that alone until he has a chance to talk to Blaine Rupp and see what he would suggest for the site work. Mr. Scott stated he knows the City does not want the water going into that ditch, but a building in the area that is within the County’s jurisdiction is doing that. Director Fulgham said they have a detention basin out back, which was built to tapper there. All of it is going to the back well and going to the storm water. Mr. Scott said he is talking about off the road, curb and gutter. That is what is going into the ditch and he wanted to give the City a heads up. He went on to say, he has two of those and asked why the City wants him to put in a water retention basin too. Sump pumps will also be a part of this. Mr. Flint said that is a dry well and will cost about $3,000 each. Director Fulgham said they have discussed shallow, small sump pumps with a manhole and a catch basin. Mr. Scott said he does not believe he owes for drainage off of that road. He wants to see what his building permit is and what he budgeted for to see if that will be in the same ballpark. Manager Warnke stated he did not think that will show on the building permit and asked if he had a number in mind, stating they had talked about storm drain and said it would be about $40,000 for impact fees. Mr. Scott said he was told that before and will take care of that, but wants to know what the dollar amount is before he commits. Mr. Scott stated he about fell over when he was told $40,000 based on the square footage of the improvement because it was much less than that before. Mr. Scott stated he did budget, but did not budget that $40,000 and was thinking $15,000 to $18,000 for the total building permit.

Engineer Breinholt said there is a note on the plan that says escrow for curb, gutter and sidewalk, but confirmed that should be built right now. They agreed. Administrator Bench said they would put in the sidewalk, curb and gutter during construction.

Mr. Scott then asked about the fire hydrant across the street from the hospital and questioned why that one was not close enough. He asked if the City is worried since he will not be sprinkling the buildings. Administrator Bench explained that the Code requires a hydrant every 500 feet. Director Fulgham said it would not have to be across the street, which would help on cost since they would not be cutting into the road.

Mr. Scott touched on lighting, saying they plan to put lights on the sides of the building like what is on the current building. Administrator Bench said that would be 50 feet or more from the road and should not affect drivers. This will be a metal building with earth tone finish and he plans to send them a few prints when they are available.

Mr. Scott confirmed they were okay with fencing as long as they showed it in relationship to the power poles. He said they have done that and it will go on the inside so they are exposed to the road. Manger Warnke asked if there would be a nuisance strip. Mr. Scott said they will add rock between the sidewalk and fence, and keep the weeds sprayed. Manger Warnke asked if they plan to install plastic slats, stating that overtime they could become cracked and broken down. Mr. Scott said he would ask the fence crew about the life of the plastic slats and, if they do install them, will keep them maintained. He told the Board he would prefer to have the slats for obscurity and more safety for his workers and outside distractions since they will be moving material.

Mr. Scott asked if the clean-outs for the irrigation ditch were shown on the plan. Mr. Flint said no, but he is in the process of contacting all the parties on this ditch, along with a representative at the Bear River Canal Company. Mr. Scott asked how often the City sees clean-outs. Engineer Breinholt said it all depends on where they have turnouts. Mr. Scott confirmed there are no turnouts in the length of his property. Director Fulgham said he needs to put one where he boxes it at the beginning and then every 600 feet, it is not deep like a manhole and most cleaning equipment have at least 600 feet of hose. As long as there is one in the middle and then a shallow box, he should be good. If the ends are open then a box is not needed. He suggested he talk to the ditch owners to see what they require. Mr. Scott decided to show that on the plan so they do not run into issues later on.

Manager Warnke asked if that would be in the sidewalk and if there would be enough coverage to put the fence post. Mr. Scott said yes, the ditch is pretty deep. It is about five feet from the edge of the road to the fence and property line to the center of the ditch, which will be on their side of the property and will not encumber the fence post. Manager Warnke asked if the fencing goes all the way around his property. Mr. Scott said not right now. They have it approved, but it will not be in phase one. Long term, they plan to put cinder block and then the eights across with a lower fence in front of the office.

The Board asked if the sidewalk would be done with the next phase. Mr. Scott said it will turn the corner and come to the entrance, so it will follow suit with phasing. When asked about landscaping, Mr. Scott said he would add it, but wants to do his own signage and not a City sign. Manager Warnke said they will pull their sign and hope to see it landscaped as soon as possible. Mr. Scott said he would do it with the first phase next summer. Manager Warnke confirmed that he will consult with a landscape architect, who will help draw something up. He said he would and plans to spend $15,000 to $20,000 and make it look nice.

Administrator Bench asked about water and sewer hookups. Mr. Scott said water is going to all of the buildings off the same meter. They will tie into the same meter when the office building is done later on. He said each side will spur on its own utility. There will be a six-stall bathroom, as well with sewer hookup.

They confirmed that square footage is still 17,256. Mr. Scott asked, if he stays under 12,000 square feet, he does not need to sprinkle the building, but if it is over 12,000, he would need to. Administrator Bench said he would look into it and let him know.

Engineer Breinholt said he needs calculations for the retention pond sizing.

b. Final Review for one (1) lot subdivision, Stan Peterson – Ben Johnston

Manager Warnke said they changed the Code and will need to put an address at the front entrance of the subdivision, something more than just on the mailbox. This still needs to be finalized and Engineer Breinholt is going to look into some standard signage. These will need to be more permanent. This is not a City responsibility, but it is for police and fire so they can find those houses easier. Administrator Bench said he thinks it is fine for the address to be on the mailboxes. Director Fulgham said the problem is when emergency personnel are looking for a street sign, but there is not one there are only house numbers.

Mr. Ben Johnston asked if the City plans to put an actual sign standard or just for the size of the lettering. Director Fulgham suggested they treat it as being owned by the City and using their standard street sign. The resident would pay for it at the time of development and the City would have a street sign made, set the post and put it up. Afterward, it would become the homeowners. It would have reflective coding and be a two or four blade sign with the 6th North lettering. They said the writing could be bigger to make it easier for emergency personnel and they could add an arrow below that information. The Board suggested putting something on paper and taking a look at it.

Director Fulgham asked what they would do for multiple flag lots, stating this opens up another thing. The Board is talking about putting a house number on the sign, but for flag lots that have multiple homes on them, what does the City do for them. Manager Warnke said they could add ranges. Engineer Breinholt said it could become confusing, but the bigger problem is people cannot find the house. Director Fulgham asked if they are solving a problem that is not a problem. Does the City have the sign built, or does the Board put the entire burden on the property owner. Administrator Bench said then they could end up with 40 different signs. Director Fulgham said they could require the mailbox, with the address, at the road. However, Administrator Bench said they would probably need something more permanent because the stickers on mailboxes deteriorate over time. Director Fulgham asked if the sign is to find the home for emergency purposes or for the general public to find their friend. Is it going to create a problem by putting up a green sign—they are not always permanent. The base is concreted in, but the wind works on bending them and if they are not straightened, they fall down. In 10 to 15 years they are faded and they have to be resigned. Administrator Bench said the Code says appearance identification, whether that be the mailbox out front or numbers on the house, which they will not see from the road so it needs to be something out front. He said letters on the mailbox would be up to Code for a little while until those stickers peel. He said they could put up a sign that the City installs and the owners maintain. He suggested Engineer Breinholt come up with a residential address sign and put that as part of the agreement.

The Board asked if there are permanent lot markers for water and sewer. Mr. Johnston said yes and wondered if they wanted one for the secondary water. Although the water is marked because it is required since it is metered, Mr. Johnston suggested not showing the sewer because it is a little deceiving. He said it looks like it is going to one of the lots that does not have it. Mr. Johnston asked if they want to do a bigger, nicer rock sign, they said they could and would have Engineer Breinholt come up with something and go from there. Administrator Bench said the City does not want to maintain it.

Motion by Director Fulgham to approve the final review for the Stan Peterson Lot 1 Subdivision. Motion seconded by Engineer Breinholt. Vote: Chairman Bench – aye, Engineer Breinholt – aye, Director Fulgham – aye, and Manager Warnke – aye. Motion approved.

c. Walk ins:*

Mr. Flint gave the Board an introduction into what would be coming for Val Stokes’ Property. Engineer Breinholt said he has been given pieces of information at a time, but would prefer to have a submitted package before he reviews it.

Mr. Flint said they need to get a plat and that they do intend to subdivide. Jacks will be an addition to one of Mr. Stokes’ existing buildings, but they will separate all the services. Manager Warnke said they have not seen an easement and wondered if he had that worked out. Mr. Flint said he would show that. He also showed them the grading plans.

They touched on the detention pond, showed water going both ways and the things that are competing. He referred them to two sheets that show all the crossings. He showed an eight-inch line, valves and outdoor isolation, along with an indoor fire insulation valve. He also showed a few two-inch water meters, with an eight-inch sewer. Engineer Breinholt asked if they would have a separate service to the building, but Flint said they are treating it as one building. He showed a storage building that will have a restroom and water services, along with plenty of truck parking.

They discussed RP, which Director Fulgham said needs to be put inside the building, unless it is serving a sprinkling system that is shut off in the wintertime. Mr. Flint said it was for landscape. Director Fulgham said he does not require an RP on a sprinkler system, but the building might, depending on what is going on inside. The City does require a meter pit set up. If they are going to put a meter in a pit, it has to be the City’s setup, which is going to have a two-inch meter that has a dual check on it for the City’s protection. For standard use, it has a bypass mechanism so if the City has to work on it, they can still keep the facility in water. Mr. Flint said they would get the two meters in the pits for their detail. Administrator Bench said they could put them in the building in a mechanical room.

Director Fulgham recommended he have a separate meter for landscaping. He said for commercial, if they do not have the separate meter, they get charged sewer usage on the meter facility. Any of the landscape that is watered through that meter will get charged sewage for that usage. A new facility can put one just for outside usage. They discussed impact fees, stating they will pay for all water use. There is only one impact fee per facility. They will pay for the cost of the meter installation, but the impact fee is only for a facility that is issued with the building permit. Both the facilities will have an impact fee of a home as far as water and sewer, unless a truck wash is added. Mr. Flint said he would recommend they put in separate meters for landscaping purposes.

Engineer Breinholt asked for calculations on the storm drain pond. Mr. Flint said the outside sewer has an easement, but they are trying to avoid Rocky Mountain Power. They will have to skew the line a bit to stay on the City’s property. They will have the landscaping plans when he submits the package for consideration. Administrator Bench said as far as site plans are concerned, they need to verify the package and would like to see that in the next couple of days.

4. Comments/Reports:

No comments or reports.

5. Public comments: Comments limited to five minutes.

No public comments.

6. Adjournment:

Motion by Director Fulgham to adjourn the meeting. Motion seconded by consensus of the Board. The meeting adjourned at 10:23 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 Jessica Tanner.

Dated this 6th day of September, 2017

_____________________________
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.