MINUTES OF APRIL 14, 2008
Larry Bruno Laurie Tryon, City Recorder
I PLEDGE OF ALLEGIANCE
Chairman Bruno led the Pledge of Allegiance
II ROLL CALL
III MINUTES OF MARCH 24, 2008
Commissioner Hanna-Smith moved to approve the minutes of March 24, 2008 as presented. Motion
seconded by Commissioner Lyon and carried.
IV PUBLIC COMMENT ON AGENDA ITEMS
Mr. Ed Ellis raised a concern regarding the trash the wind blows into his yard coming from the Creekview
Shopping Center area. Chairman Bruno stated that Item XI may address some of his concerns.
HEARING TO RECEIVE INPUT ON THE PROPOSED
APPROXIMATELY 1600 EAST 600 NORTH-VICTOR HANSEN
MOTION. Commissioner Shook moved to open the public hearing at 6:02 p.m. Motion seconded by
Commissioner A. Richens and carried. No public input was received. MOTION. Commissioner Hanna-
Smith moved to close the public hearing at 6:03 p.m. Motion seconded by Commissioner Shook and
VI PINION DRIVE SUBDIVISION- APPROX. 1600 EAST 600 NORTH- VICTOR HANSEN-
REQUEST FOR PRELIMINARY AND FINAL APPROVAL
Victor Hansen requested preliminary and final approval of a revised subdivision plat for a four (4) lot
subdivision located in northeast Price surrounding the undeveloped prescriptive use Pinion Drive Road,
approximate address of 1600 East 600 North. MOTION. Commissioner A. Richens moved to recommend
preliminary and final approval of the proposed Pinion Drive Phase I subject to the following conditions:
· Completion of any and all public infrastructure development requirements necessitated by the Price City Public Works and Engineering Department(s), including compliance with storm water management recommendations, finding that completion of requirements suggested by Price City Public Works and Engineering
· Development in compliance with the data and recommendations stemming from the completed Geotechnical study.
final subdivision maps incorporating all required development elements
· Recording of approved subdivision plat with the Carbon County Recorder within sixty (60) days of approval by applicant.
Chairman Bruno read aloud the conditions of approval to Mr. Victor Hansen. Motion seconded by
Commissioner Lyon and carried. ACCEPTANCE. The Commission confirmed the acceptance and
understanding of the approval conditions by Victor Hansen.
VII CONDITIONAL USE PERMIT- AMENDMENT-FINAL
170 WEST 100 NORTH-EASTERN
Jeff Nielson, owner of Eastern Utah Produce, located at 170 West 100 North, requested final approval of an
amendment to the original Conditional Use Permit (CUP) from produce distribution only to include a small
food service operation. The sign that the business expansion will utilize will be on site and added to the
existing billboard sign between the poles or possibly on the building. The billboard sign will continue to be
leased out and not used for Eastern Utah Produce. Mr. Nielson had not heard back from the City Engineer
or Public Works Director on the final plans submitted. A copy of the confirmation from Gas-N-Go
regarding employee parking and placement of the Eastern Utah Produce Dumpster was provided to
Commissioners. Commissioner Hanna-Smith asked Mr. Nielson whether the letter coming from the
manager and not the owner was sufficient. He stated that the manager had worked at Gas N Go for a long
time and that he had always dealt with her and believed that she has the authority to issue the letter. Mr.
Nielson stated that he had spoken to PRWID regarding the sewer and grease traps. PRWID told Mr.
Nielson that he would not have to upgrade the sewer lines if he were to add frying equipment to the
business but would need a grease trap. Mr. Nielson stated that he would comply with those requirements. Nick Tatton stated that a sampling manhole may need to be added and Mr. Nielson would need to check on
that. Mr. Nielson stated that a
sidewalk would be added as well as
understood all of the conditions listed from preliminary approval. Mr. Nielson stated that he did understand.
MOTION. Commissioner Shook moved to recommend final approval for an amendment to the existing
ACCEPTANCE. The Commission confirmed the acceptance and understanding of the approval conditions
by Jeff Nielson.
VIII KROMPEL SUBDIVISION AMENDMENT-PLAT CORRECTION- RICK KROMPEL, OWNER- BRENT HADFIELD, CITY ENGINEER- REPRESENTATIVE
Brent Hadfield presented a request for an amendment to the Krompel Subdivision plat. An addressing error
was found after the plat was recorded so instead of changing a residents address, Mr. Hadfield is making
the corrections on the original plat. MOTION. Commissioner Lyon moved to approve the corrected plat.
Motion seconded by Commissioner Sacco and carried.
IX CONDITIONAL USE PERMIT- AMENDMENT- FINAL
Until the next Planning Commission meeting. Motion seconded by Commissioner A. Richens and carried.
X CONDITIONAL USE PERMIT- TEMPORARY USE AND NEW BUILDING- CONCEPT ONLY
136 NORTH MAIN- HUNTSMAN
AUTOPLEX, INC. -
Troy Huntsman presented a request for a Conditional Use Permit (CUP) for concept approval only
used car lot to be located at
district. It is the recommendation of staff to provide a positive recommendation to the Price City Council
for concept approval only of the application. Staff recommends concept approval subject to the following
conditions which being addressed prior to submission for final approval, were read aloud to Mr. Huntsman
by Chairman Bruno:
· Completion of a detailed site plan indicating property boundaries, development attributes, utility connections, parking requirements, minimum 5% landscaping, etc.
· Completion of a PRWID waste water survey and compliance with any conditions resulting from the survey as requested by PRWID finding.
· Provide evidence of utility connectivity by all necessary utility providers finding that development properly serviced by utility providers mitigates potential negative health, safety and welfare impacts on the community.
· Completion of an environmental review of the project site consistent with the requirements within Chapter 7 of the Code finding that identifying and mitigating any environmental impacts at the development site promotes low impact, high quality development and is consistent with the Price City General Plan.
· Completion of a development agreement with the Price City Public Works Department and submission of the required financial surety for the development of the public infrastructure necessary to accommodate the development, including curb, gutter, sidewalks, utility lines, storm water control, hillside erosion control, etc. Public improvements to be done for temporary use also.
· Submission of a qualified storm water management and control plan and a qualified geotechnical study to the Price City Engineer for review and concurrence with development consistent with the plan and report finding that development that controls storm water mitigates the potential for flooding of neighboring land uses.
· Placement of a project pending sign at the project location until the beginning of construction and notification of all property owners within five-hundred feet (500) of the project site, by registered mail (evidence of mailing to be provided to Price City) of the project, project schedule, and meeting dates before the Price City Planning and Zoning Commission finding that providing notification of potential development to surrounding property owners reduces the potential for misunderstandings regarding the development and promotes community support.
· Understanding that failure to complete permanent, once provided with approval for temporary uses to begin the development at the project location, in the manner represented and agreed to in terms of quality of development, time-line for development, etc. may be considered non-compliance with the terms of approval of the CUP and lead to revocation of the CUP and business license by Price City finding that any permitted temporary use is approved with the specific understanding that permanent development will ensue.
The Planning Commission developed a time-line with Mr. Huntsman, to begin active construction of the
permanent building at the start of the two (2) year point to permanent facility standards. Mr. Huntsman
stated that he will have a temporary use mini trailer on the property until the permanent facility is built. He
stated that a permanent hard surfaced sales lot would not be completed until after the new building is
finished. If he puts asphalt down now it would have to be torn up to add the new building. Mr. Huntsman
plans to have 2 drain rock for the gravel base to alleviate tracking of mud. He stated that approximately
100 used cars would be located on the property for sale. He is researching the possibility of purchasing the
parcel of property across from this project to add even more vehicles. The total parcel size is .92 acres and
the additional property that he would like to purchase is approximately .18. The project property will need
an qualified environmental study to make sure it is free of ground contamination. The property is located
next to 100 north by the overpass and Mr. Huntsman stated that he would like to have his sales lot as close
to the road for visibility purposes as possible. He stated that he has permission from UDOT to build on the
right of way. A letter from UDOT confirming that encroachment will be necessary. It will be located far
enough from the hillside that he wont need a retaining wall. A maintenance and repair shop will be added
as part of the permanent structure for the inventory. All maintenance will be considered minor such as oil
changes and tire work. The building will be the same construction style and type as the dealership
asphalt by the end of third year. Mr. Huntsman stated that he sent out 27 letters to surrounding property
owners and has not received any feedback. No evidence of mailing was provided by Mr. Huntsman. A site
plan and timeline for construction must be turned in prior to preliminary approval. MOTION.
Commissioner Shook moved to recommend concept approval only to Huntsman Autoplex. Motion
seconded by Commissioner Hanna-Smith and carried. ACCEPTANCE. The Commission confirmed the
acceptance and understanding of the approval conditions by Troy Huntsman.
XI CONDITIONAL USE PERMIT- NEW BUILDING- PRELIMINARY AND FINAL
600 WEST 200 SOUTH- PRICE II, LLC-RAY MORLEY FOR SORENSON COMMUNICATIONS
Ray Morley requested an application for preliminary and final approval for the
M-13 Construction of the Sorensen Communication/DMV building to be located at 189 South 600 East.
There has been a challenge of the concept approval and zoning decision to the Board of
of the housing development (Wedgewood Villa) for ingress/egress by the land use proposed herein; and, (2)
the zoning determination that the professional office use is available within the Multiple Residential 7 (MR-
7) zoning district. That
zone change from MR-7 to CD for the project location to clear up the concerns from Wedgewood Villa.
The development plan for the project was altered to potentially satisfy the concern raised by the
Wedgewood Villa owners regarding the use of the easement at the property line. The change in the
development site plan may
eliminate the need for the
zone change application submitted by Mr. Morley. The Commission had concerns about the driveway for
the south parking lot; the determination on the contested parking spaces formerly accessed via the
easement; landscaping; retaining wall and location and access to the garbage dumpster to be used by the
development. Mr. Morley has cleared up some of the items with a new site plan. The BLM letter giving
consent to use a parking space for the dumpster has not yet been received. Mr. Morley stated that the storm
drainage has been redesigned and the east side entrance will be closed off with fence. The sewer line will be
connected with City sewer instead of the PRWID line. Mr. Morley stated that the south driveway will be
25 from the corner with right turn only. Mr. Ed Ellis, a neighboring resident, commented that a fence
surrounding the property was taken down prior to footer construction and now all of the garbage and debris
from the surrounding stores is blowing in his yard. Commissioner Hanna-Smith volunteered to follow up on
the debris issue with neighboring businesses as part of the Community Progress Committee projects she is
involved with. The blowing trash issue should not be focused on a new building coming into the
neighborhood but on a problem that has existed within the area for a long time. Mr. Morley would like the
Commission to grant final approval for the project. He will meet with the owners of Wedgewood Villa to
work through the current issues they have with the project. He stated that he feels the pending contingencies
are minor and should not hold back the project. Nick Tatton stated that the details are not minor and are
Wedgewood Villa issues are resolved. Chairman Bruno read aloud the conditions that need to be met prior
to final approval although most have been completed:
· Completion and submission of final site plan document indicating no use of easement at east property boundary to project location, placement of a 6 sight obscuring fence (white vinyl indicated by Mr. Morley and the fence should be specifically approved as such) the length of the east property boundary with perpetually maintained landscaping, all site improvements, utility connections, driveways, parking spaces.
· Specific consideration and approval of the south parking lot driveway to be 25 from 200 South, instead of the standard 50.
· Removal of any trees blocking sight distance at the intersection.
· Clarification of property lines on the site plan.
deeded public utility rights-of-way to
· Incorporation of, and development of fire safety requirements including additional hydrant and/or sprinkler system in building as necessary.
dumpster from easement and relocated on site plan. A qualified letter from the
· Inclusion of any additional street lights required on the site plan or written comments from electric department indicating existing street lighting is sufficient.
· Specific inclusion of the 6 white vinyl fence showing where the fence will change height to 3 toward the street for 25 and curb wall for fence.
· Submission of cross sections on curb, gutter, sidewalk, planter strip(s).
Details on storm
water drainage clarified on site plan, including runoff calculations, parking
area storage capacities and comparison to
· Clarification on parking lot pavement and base construction as well as primary roadway areas.
· Completion of all development in accordance with submitted qualified geotechnical study and storm water management.
· Development of noise producing and light emitting devices (parking lot lights and air conditioning units) in such a manner that noise and light pollution is angled away from all residential areas to the east and south of the project.
· Procurement of written correspondence, and copy to Price City, by applicant from Wedgewood Villa property owner or legal counsel indicating satisfaction of development plans in regard to use of contested easement at project east property line.
submission of a development agreement with the Price City Public Works
Department and submission of the necessary financial surety to
· Submission of building plans to the Price City Building Department for plan review and concurrence with all building and fire safety requirements noting the Fire Chief has raised safety concerns, finding that properly completed construction, in accordance with building and fire safety requirements protects the health, safety and welfare of the community.
MOTION. Commissioner R. Richens moved to table Item XI the next Planning Commission meeting and
until all required conditions have been met. Motion seconded by Commissioner Lyon and carried.
ACCEPTANCE: The Commission confirmed the acceptance and understanding of the approval conditions
by Ray Morley.
XII UNFINISHED BUSINESS
a. All plat revisions, public right-of-way dedications, improvement design
completed by 12-31-07
b. Completion of development agreement requirements by 7-1-08
MOTION. Commissioner Shook moved to attach bond proceeds and get the work moving forward on the
development agreement. Items a and b will be forwarded to City Council for approval. Commissioner R.
Richens seconded motion and carried. Items are together.
c. Completion of off street parking requirements by 7-1-09
2. Tom Richardson Single Wide Trailer 01-21-08-
MOTION. Commissioner Lyon moved to have the Building Inspector send a letter to Mr. Richardson to
have the work completed immediately. Motion seconded by A. Richens and carried.
3. Price Auto Group- Pavement
Meeting adjourned at 7:25 p.m. by Chairman Bruno pursuant to the motion by Commissioner A. Richens.
APPROVED: _________________________ ATTEST: ________________________
Larry Bruno, Chairman Laurie Tryon, City Recorder