COUNTY OF SEVIER CITY OF RICHFIELD
At the Planning Commission in and for said City May 7, 2025
Minutes of the Richfield City Planning Commission meeting held on Wednesday, May 7, 2025, at 6:00 p.m., Chairman Josh Peterson, presiding.
- Roll Call – Present: Josh Peterson, Blaine Breinholt, Branden Anderson, Roxanne Bobo, Wayne Cowley.
Excused: Wes Kirshner, Zach Leavitt.
Also, David Anderson, Marnee Winn and Ryan Savage. - Conditional Use Permits –
a. Mark Allen addressed the commission to request a conditional use to operate an electronics cleaning service from his home at 390 N. 300 E – a C-1 Use in an RM-11 Zone.
Mr. Allen said he disassembles electronics so they can be deep cleaned, eliminating dust, debris, and in some cases uses a soldering iron to service the flux. His service would be offered to laptops, gaming consoles, cellphones and other home electronics.
His hours of operation are set to be from 7 a.m. to 3 p.m. Monday through Friday.
Commissioner Anderson asked about noise. Allen said there may be the sound of an air compressor sporadically going off as dust is blown out of equipment.
Chairman Peterson asked about parking. Allen said he would have ample parking. Most people will just be dropping off their equipment and then picking it up. Allen said he may even offer the service of picking it up. He has enough parking for seven vehicles
Commissioner Cowley asked about waste and if he would have sufficient garbage needs. Allen said he has two of the larger White’s Sanitation Dumpsters, which will be ample for the amount of garbage generated – the debris is minimal.
b. Motion: Approve Mark Allen’s request for a conditional use permit to operate an electronics cleaning service from his home at 390 N. 300 E – a C-1 Use in an RM-11 Zone.
Action: Approve, Moved by Blaine Breinholt, Seconded by Wayne Cowley.
Vote: Josh Peterson, Blaine Breinholt, Branden Anderson, Roxanne Bobo, Wayne Cowley voted aye. Wes Kirshner and Zach Leavitt were excused. - Public Hearings –
a. General Plan – Gather comments on the revised Richfield City General plan.
Chairman Peterson opened the hearing at 6:01 p.m.
Mark Dean, a Richfield resident, offered a comment. He lives in an area that in the general plan would eventually change from single family to multiple family. Mr. Dean said he feels that zone change would be a detriment to his neighborhood. He doesn’t think it would be an appropriate area for that type of use. The City would wind up with multi-housing units mixed with single family housing, which would be detrimental to parking, traffic and property values in an area where the normal expectation is single family housing.
He said his home is located at 228 South 200 West.
Hearing no further comment, Chairman Peterson closed the hearing at 6:03 p.m.
b. Richfield Site Plan Text Amendment – establishing a refined process for site plan application and review.
Chairman Peterson opened the hearing at 6:03 p.m. Hearing no comment from the public, he closed the hearing at 6:04 p.m. - Action on Public Hearings
a. Recommendation of adoption of the newly revised Richfield General Plan.
Chairman Peterson asked if there were any points the commission would like to discuss concerning the general plan.
Commissioner Anderson asked for clarification on where Mr. Dean’s property was located. Commissioner Breinholt asked for the area to be pulled up on the presentation screen.
Chairman Peterson said he doesn’t see a future zone change being a detriment to the area Mr. Dean spoke about.
Commissioner Bobo said she lives near a multi-family development and it is an improvement over what was on the property prior.
Deputy Clerk Anderson said even if the zone is changed, anyone wanting to build a multi-family development would still have to meet the density requirements for RM-11, which include 8,000 square feet for the first unit and an additional 3,500 for an additional unit, which is 11,500 feet total for a duplex.
Commissioner Breinholt said he feels the commission has discussed the general plan in depth and it is time to make a recommendation.
Motion: Recommend to adoption of the newly revised Richfield General Plan to the City Council, Action: Adjourn, Moved by Blaine Breinholt, Seconded by Roxanne Bobo.
Vote: Josh Peterson, Blaine Breinholt, Branden Anderson, Roxanne Bobo, Wayne Cowley voted aye. Wes Kirshner and Zach Leavitt were excused.
b. Recommendation on Richfield Site Plan Text Amendment – establishing a refined process for site plan application and review.
Deputy Clerk Anderson said this text amendment is being proposed to help streamline the application process for developers. In the past, applications were received, and then a list was given to them for preliminary review, and another list was given to them for final review. The new application packets for subdivision are designed to have the list of requirements integrated in the packet, both the preliminary and final review. The packet also includes information explaining the process so developers can more easily see where they are in the approval process. The proposed text amendment is designed to establish a similar process for commercial and multi-family developments as way to streamline the process both for developers and City administration.
Kendal Welch, contracted city planner with Jones & DeMille Engineering, appearing via video chat said as various project were being reviewed, they discovered a gap in the code. There was a concern that the code needed language codifying the need for a site plan review for permitted uses, such as a commercial, industrial, or office building. This is necessary so that new buildings are being looked at from the zoning standpoint – making sure items like landscaping, parking and drainage are being addressed. There are also some changes being made to the numbering in the code. Another item being changed is the minor change in the off-street parking chart, where there is a discrepancy saying that a traffic study is needed for any housing development with more than 50 units. This would be changed to reference the master transportation plan, which requires traffic studies for anything over 25 residential units. This would resolve a conflict between the code and the master transportation plan.
Finally, there is also a change in the requirements for parking areas. The proposed code clarifies they have to be either asphalt or cement – eliminating the binder pavement wording in the code.
Chairman Peterson asked if the traffic impact study is being scratched from the off-street parking chart, would it be picked up somewhere else. He said he doesn’t want traffic impact studies to be missed – they would need them for Richfield City streets and Utah roads affected by developments.
Welch said there would be references to the transportation master plan, and it is actually a stricter standard requiring a study for anything over 25 units. This requirement is already in the master transportation plan.
Chairman Peterson said rather than simply striking it, have the code directly refer them to the master plan. That way the requirement can be pulled out directly of the transportation plan. Welch said the change would be added into the proposed code amendment.
Motion: Recommend the Richfield sight plan text amendment establishing a refined process for site plan application and review with the reference to the master transportation plan being added to the parking requirement table, Action: Approve, Moved by Branden Anderson, Seconded by Blaine Breinholt. Vote: Josh Peterson, Blaine Breinholt, Branden Anderson, Roxanne Bobo, Wayne Cowley voted aye. Wes Kirshner and Zach Leavitt were excused.
- Discussion Items –
a. Amendment to Table 31-2 Table of Uses for Non-Residential Districts concerning where self-storage facilities can be located.
Chairman Peterson said during the last meeting the idea of removing self-storage facilities out of the Commercial General zone was discussed.
Deputy Clerk Anderson stated that an ordinance was put together for the commission to consider.
Chairman Peterson said there is already a self-storage facility along 1300 South. With its extension to the Annabella Road pending, 1300 South will likely become an important commercial corridor for the city. It doesn’t seem to be the best fit for commercial properties.
Commissioner Breinholt asked about storage units that are located in residential zones.
Deputy Clerk Anderson said the ones that exists are under a legal nonconforming use, essentially grandfathered, and can’t be made to stop. They would be allowed to continue the use, even if they are destroyed by a catastrophic event. They are also allowed by be maintained. However, if the owner were to voluntarily take them down, the use would be discontinued and no longer allowed. One would not be allowed build a new storage unit in a residential area.
More opportunities for businesses, maybe not the best mix for them. Fit better in manufacturing and industrial.
Commissioner Bobo said she likes the concept of removing the self-service storage use from commercial zones. Commissioner Breinholt agreed. Deputy Clerk Anderson said he would have it noticed for a public hearing for the June meeting. - Annexations –
a. Review The Dell Annexation petition. Brayden Gardner, appearing via Zoom, would be a principal in the development.
Ryan Savage addressed the commission concerning the proposed annexation. This annexation would eliminate an island of county land that is surrounded by area that is annexed into Richfield City. Indian Springs sits to the west of the proposed annexation, while Poulson Estates sits to the north. The proposed annexation zoning would be split, with the north west corner of the property being zoned RM-11 upon annexation, while the southeastern portion would be zoned commercial.
Commissioner Anderson asked about the extending the proposed commercially zoned property to the north and it that would be a good fit with the homes that border it.
Gardner said he has been working with a group that has the Farmland Reserve property to the east and south the proposed annexation. He said they have not finalized their plan. At this point nothing lines up, but Gardner said he would like to at least get started with the proposed RM-11 area, which would be homes. At some point there will likely be some land swaps and rezoning to make everything line up better.
Commissioner Anderson asked how 800 West will tie into 1300 South.
Savage said there is an existing access right now, which would necessitation a slight S-curve in the road so that it lines up.
Commissioner Breinholt asked who owns Farmland Reserve. It is The Church of Jesus Christ of Latter-day Saints.
Savage said the angle of the property along the southeastern section of it makes it difficult to develop. Once the group that has the Farmland Reserve property under contract decide their plan, it will make it easier to know what to do with it. All of the Farmland Reserve property is already annexed and is currently zoned commercial.
Commissioner Bobo said there is no point in having an island of county land.
Commissioner Anderson said he is in favor of the annexation, but he’s concerned about the commercial general zoning going so far to the north. Once it’s given to them as commercial, they have it.
Savage said the zoning of commercial general would make it consistent with all the other properties in the area, and once the other land owners have come to a decision on what they want to do, it could be dealt with.
Gardner said he would like to square all the property up at some point in the future. The Farmland Reserve property is all Commercial General.
Anderson said his main concern was annexing it in as Commercial General, but now that he’s seen the other areas that are already in that zone, it’s not as large of a concern. If things do get cleaned up in the future, it would be better for the city, but that can’t be mandated to the property owners.
There is also access already established for the area off of 1300 South.
Commissioner Bobo said there isn’t a point to having an island of land that is not annexed. Commissioner Cowley agreed.
Commissioner Peterson said he would like to see the Farmland Reserve owners be further along on the plan for their portion, but development has to start somewhere.
Motion: Recommend the council adopt the Del Annexation as presented, Action: Approve, Moved by Branden Anderson, Seconded by Roxanne Bobo. Vote: Josh Peterson, Blaine Breinholt, Branden Anderson, Roxanne Bobo, Wayne Cowley voted aye. Wes Kirshner and Zach Leavitt were excused.
- Minutes Approval
i. Consider approving minutes of meeting hosted April 2, 2025.
Motion: Approve the minutes of the meeting hosted April 2, 2025, Action: Approve, Moved by Blaine Breinholt, Seconded by Branden Anderson. Vote: Josh Peterson, Blaine Breinholt, Branden Anderson, Roxanne Bobo, Wayne Cowley voted aye. Wes Kirshner and Zach Leavitt were excused. - Other Business
Deputy Clerk Anderson presented two names that could be involved with the planning commission as a replacement for Zach Leavitt. May Anderson and Steven Taylor. Commissioner Breinholt said he has spoken with May. She has an engineering background and is sharp, and he feels there is a need for another female on the commission. May has expressed a want to be involved. Chairman Peterson said she’s done roadway design, project management, likes to be involved.
Commissioner Cowley said Steve is younger, but he is very sharp and has a good bead on things, but he agrees that the commissioner needs another female. Taylor works for Sunrise Engineering.
Deputy Clerk Anderson said he would present both names to the council for consideration.
Next, Deputy Clerk Anderson asked what direction the commission would like him to go with the SITLA discussion. He said he felt like there wasn’t a clear path forward defined during the last meeting.
Chairman Peterson said they are still waiting on some additional information. In addition to changes to the ordinance, the Commission is still waiting for other information such as traffic numbers, some market projections and Mayor Burrows said he wanted to see some financial numbers.
An updated ordinance was presented to the Commission. Commissioner Anderson said Figure 8 in the proposed ordinance has alleys. The Commission feels that there should not be alleys in the project – either full public streets or nothing. Commissioner Breinholt said one concern he has is the parking. He said even though the project is being aimed at starter homes, there are still going to be side-by-sides or other recreational vehicles.
Deputy Clerk Anderson said that is one thing he tries to impress upon developers is that they need to understand the audience in south central Utah – there are going to be extra vehicles and that should be accounted for in the parking.
Chairman Peterson relayed some information that was given during the R6 Regional Growth conference concerning public hearings. The suggested best approach is to let the public speak, and don’t engage or debate. The commission’s role is to listen to the public and write some notes. Another suggestion was the limit to comments to three minutes. Also, having people sign up to speak and appointing a spokesperson for the group if there is a large group of people with the same concerns. Also, if there are comments that need addressing, the issue can be tabled in order for the Commission to time to mull it over before considering a motion.
Another part of the R6 presentations that was help was this discussion concerning the difference between administrative actions and legislative decisions, Commissioner Bobo said.
Chairman Peterson said anytime the Commission is following what the written law is, it is an administrative action.
Commissioner Breinholt said one example is the development by the retention pond. If the developer met all the requirements and regulations, the Commission is bound to approve it.
Chairman Peterson said the Legislative decisions encompass items like zone changes, ordinance amendments and general plan modifications.
Another thing Chairman Peterson liked was having the public hearing and the action item on it together on the agenda so that they are tied together.
Issue –
a – Public hearing on issue
b – Action item on issue
Public hearing opens, describe it, give the developer a chance to explain what it is, then open the hearing and let the comments be made. Then the developer is given the option to respond to public comment. Then discussion time, followed by the action.
Commissioner Breinholt said it is good for a developer to hear what the neighbors are concerned about.
Deputy Clerk Anderson said if the developer is responsive to the concerns, it can result in a better development for everyone involved.
Commissioner Cowley said he was at a Farm Bureau policy meeting, where the canal companies expressed that they are upset that someone in Joseph built a home 20 feet from the canal. He said the County Commissioners were there, and they may be exploring amending the code to push development back from canals farther than 20 feet. It is something to be aware of moving forward.
Commissioner Anderson said another idea discussed at the growth conference to consider is the elimination of conditional use permits. If an applicant follows the ordinance, why would they need to have a conditional use? Also, if a person on the commission violates an opening meeting law, it can be a personal liability, not a commission liability.
- Adjournment. Motion: , Action: Adjourn, Moved by Blaine Breinholt, Seconded by Branden Anderson. Vote: Josh Peterson, Blaine Breinholt, Branden Anderson, Roxanne Bobo, Wayne Cowley voted aye. Wes Kirshner and Zach Leavitt were excused.