At the Planning Commission of Richfield City, Sevier County, Utah, on Wednesday, December 4, 2024, at the Richfield City Center, Richfield, Utah, commencing at 6:00 p.m.
- Roll Call. Present: Josh Peterson, Blaine Breinholt, Wes Kirshner, Zach Leavitt, Wayne Cowley.
Excused: Branden Anderson, Lisa White.
Also David Anderson, Marnee Winn, Tracy Wells, Vanessa Wells. - Conditional Use Permits/Home Occupation Permits
a. Vanessa Wells – To request a conditional use to operate a dog grooming business called Dirty Dog Grooming out of her home at 460 Westview Drive.
Vanessa said the pet salon would operate off of the garage of their home. The business door will be on the east side where the garage is.
Chairman Peterson asked if the business would all be inside the structure. It will be. He also asked about the number of dogs at a time that the business would service. It would be one at a time. He also asked about pet hair disposal, and if something may be put into the sewer.
One thing to make sure is there is a catch in the drain so the hair isn’t going into the sewer, Peterson said.
Vanessa said there is a drain cover.
Deputy Clerk Anderson said there is supposed to be some type of strainer in the drain for the hair. In previous situations, hair going down the drain has caused problems for the sewer line at the street level.
Commissioner Kirshner said keeping the hair out of the sewer and making sure it’s not blowing around the neighborhood.
Motion: Approve the conditional use for the dog grooming salon at 460 Westview Drive Action: Approve, Moved by Blaine Breinholt, seconded by Zach Leavitt. The motion passed with a unanimous roll call vote with commissioners Josh Peterson, Blaine Breinholt, Wes Kirshner and Wayne Cowley voting aye.
b. Donavan Allen – To request a deferment of improvements (shoulder, curb, gutter, sidewalk) on a corner lot located at 681 N 400 East.
Donavan Allen appeared via Zoom.
Deputy Clerk Anderson explained that the lot is undeveloped. According to ordinance, they would be required to install sidewalk, curb, gutter and asphalt shoulder. However, those improvements are not on the surrounding properties with an exception of a sidewalk to the immediate south. The request is to differ them to at time when the rest of the neighborhood has those improvements installed.
Commissioner Breinholt said he doesn’t see the precedent for changing it.
Allen asked if the commission had received and read an email he and Hansen had sent out earlier in the day explaining their reasoning for making the request.
Chairman Peterson said the planning commission doesn’t ultimately make the decision, the city council would. He said his feeling is that it be denied and let the city council make the final decision.
Allen said the city council may base its decision on what the planning commission feels. He asked what other members of the commission feel about the request.
Commissioner Kirshner said his only issue is that the city rules are put in place the help the city out. He said he doesn’t like the idea, he ended up putting it in front of his house and well as a neighbor. He said if its not enforced now, it may never be. He said if it’s a lot split, you have to follow the rules.
Allen said it’s not a lot split, that the lot was actually pre-existing. It’s actually an old lot that was divided years ago. He said the extra expense of putting in the improvements would hamper the commercial viability of building a single family home on it and selling it. He said it adds a lot of expense to a $150,000 house.
Commissioner Breinholt said the curb and gutter has to start somewhere, and a corner lot is a logical starting point. Years ago he was on the planning commission, it recommended the rule that any new structure would be curb and gutter. The council adopted the rule. It was to help the city look better, it cleans up better. If they start allowing people not to do it, it opens up a can of worms and it will be seen all over town. There is sidewalk across the street (to the north).
Allen said there isn’t a sidewalk along the eastside, although it is an undeveloped lot owned by the Forest Service.
Commissioner Cowley asked to what point is it being differed to, and who’s responsibility would it be once it is put in? Would it be the homeowners’ responsibility, which means someone who bought an affordable house probably wouldn’t be able to afford it.
Allen said the thing that seems most fair would be to differ it until such a time as the rest of the block has to do the same improvements. It would add $40,000 or more to the project for the developers and it’s not something that adds value to the home.
Commissioner Kirshner said it does have to stay somewhere. He said there is value of not driving through a muddy shoulder for anyone, no matter what housing market one lives in.
Chairman Peterson said none of the commission disagrees that it would add cost to the project, and that it’s not on the neighboring properties. He said the planning commission simply doesn’t have the authority to override the ordinance, so it would have to go to the city council. The commission is here to look at and uphold the zoning ordinances.
Commissioner Leavitt said he agrees with Peterson in denying the request and letting them appeal to the city council. Commissioner Cowley also agreed. Commissioner Breinholt said he would deny the request based on the ordinances – it is the way to improve the city. Wes Kirshner said he also would deny it based on the ordinances.
Motion: Deny the request to differ the improvements at 681 N 400 East based on ordinance. Action: Approve, Moved by Blaine Breinholt, Seconded by Zach Leavitt.
The motion passed with a unanimous roll call vote with commissioners Josh Peterson, Blaine Breinholt, Wes Kirshner and Wayne Cowley voting aye.
- Discussion Items –
a. General Plan – Discuss the draft version of the housing section of the new general plan.
Consultant Michael Hansen, appearing via Zoom, discussed the various parts of the housing portion of the city’s draft general plan. The Black text is new content, while the blue is from the current one.
Hansen explained what was taken out of the current plan and what is new. The new sections are based on a public survey.
First he talked about the goals and objectives of the plan. 7.10 – Provides a place in the plan the city can cite its goals and objectives.
He also explained the general structure of the chapter. There are some areas that may benefit from a face-to-face meeting.
Hansen asked if there are any questions.
Chairman Peterson asked if there is a way to say “no” to subsidized housing. There is a lot of it in the area already, and it’s something developers prefer to build.
It depends on what is defined as subsidized. If it’s a strategic investment in utilities, then the city is in the driver’s seat.
Peterson said the focus is on large apartment complexes.
Hansen said the state is asking communities Richfield’s size what its strategy is for a wide range of housing options. It can be said its in the nature of the town. Smaller towns like Elsinore or Joseph have the septic tank issue that insulates them from the issue, as large apartment complexes can’t be reliant on septic systems.
You should just plan that way until you can’t.
Peterson said he will ask that question again during the upcoming face to face meeting. He said he will want something he can point to in the zoning or the general plan. (32:41) The Meeting schedule for General Plan – Discuss possibility of adding work meetings in January and February for the purpose of working on the new general plan.
Sevier County GIS has some issues that they are trying to resolve. Find accessor data that says what is residential, and what is not. Trying to get the data together for better analysis. - Minutes Approval –
Minutes of November 13, 2024, Planning Commission Meeting. Motion: , Action: Approve, Moved by Blaine Breinholt, Seconded by Wes Kirshner. The motion passed with a unanimous roll call vote with commissioners Josh Peterson, Blaine Breinholt, Wes Kirshner and Wayne Cowley voting aye. - Other Business
- Adjournment.
CERTIFICATE OF POSTING, FAXING, AND MAILING
The undersigned Deputy Recorder for the municipality of Richfield City certifies that a copy of the foregoing Amended Notice of Meeting was posted at the Richfield City Office, on Richfield City’s website richfieldut.gov, posted on Utah Public Notice Website, on December 2, 2024, and mailed electronically to each member of the governing body on December 2, 2024.
David Anderson
Deputy City Recorder