MONROE CITY PLANNING COMMISSION MEETING
SEPTEMBER 28, 2011
1. Meeting called to order by Chairman Kamelle Gleave
The regular meeting of the Monroe City Planning Commission was called to order at 7:30 p.m. by Chairman Kamelle Gleave. Prayer was offered by Commissioner Jim Holmes.
Commissioners reviewed the minutes of the August 17, 2011 planning commission meeting.
A motion was made by Commissioner Bart Lee seconded by Commissioner Jim Holmes to approve the minutes of the August 17, 2011 planning commission meeting as submitted. All were in favor. Motion carried.
Chairman Kamelle Gleave
Commissioners Bart Lee, Jim Holmes, Troy Torgersen
Excused: Commissioners Pat Lee and Leon Stewart are both out of town tonight.
City Recorder Emalee H. Curtis
Darin Robinson, Jones & DeMille Engineering
John Hunt, Director, Sevier County Emergency Services
Commissioner Gleave reported that the city council approved the request to build a dance studio that the planning commission reviewed last month.
Members of the city council asked Commissioner Gleave to tell the commission of their appreciation for their efforts and hard work in behalf of the city.
2. CONDITIONAL USE APPLICATIONS:
A. Sevier County/Monroe City EMS/Shop building located at approximately 615 South Main - located in the Monroe City Source Protection and Flood Zone
John Hunt, Sevier County EMS Director and Darin Robinson, Jones & DeMille Engineering met with the planning commission.
Darin explained that early this spring Sevier County determined there was a need for an emergency services (ambulance) building in this end of the county. Mr. Hunt and Commissioner Gordon Topham met with the city council regarding such a project. Following a discussion, the county and the city decided that it would be in the best interest of both the city and the county to form a partnership and construct a EMS/city shop building on city owned property. This joint project would be a county project, with the city participating in 1/3 of the costs for the shop portion of the building. The city agreed to provide the property as in-kind participation. Both the city council and county commission decided that 615 South Main would be the ideal location for the building, because of its proximity to the city yards and ease of access to main street for the ambulance. Plans were to design the wastewater (septic tanks) with a sealed system. When the county applied for a building permit from the city, it was discovered that a conditional use permit is required in this zone. The building has been designed, funding approved and a wastewater permit with the leach lines not within the source protection zone has been verbally approved by the local health department.
The Sevier County Building Authority then filed an application for funding this project to the Permanent Community Impact Board and have been granted a 50/50 grant- no interest loan funding package.
Everyone agrees that the main issue is protection of the city well.
The health department did not support construction of a sealed holding tank as allowed in the city’s land use ordinance but have verbally approved an alternative plan to route the drain field south of 600 South almost to100 West and 500-600 feet from the building and outside of the source protection zone. Waste water will be piped to the drain field. There is a drop in elevation of 4' to 8' from the west side of the building to the drainage field.
Commissioners commented that the current land use ordinance states that no new buildings would be allowed in zones one or two without a conditional use permit. Mr. Hunt asked the commission to consider the building’s intended use and who the owners of the building are. Monroe City has a proprietary interest in protecting the ground water and the integrity of the city’s culinary well.
There will be floor drains in both bays and the drainage will be piped into the drain field. There won’t be any discharge of water into the ground water. The floor drains will have a catch for oil and sand.
Commissioner Holmes said that he is aware of a blender system that treats wastewater water prior to its going into the leach field.
In this case, plans are to go with a conventional wastewater septic system, especially since there will be low usage significantly less than residential use.
The EMS portion of the building will be used to restock the ambulance, rather than having supplies in Richfield. There will be a training room as well as ambulance bays. Eventually the county may park two ambulances here. Having supplies here on hand will greatly improve the turn around time. This project will be a great benefit to the community and provide better ambulance service to our South Sevier area.
Commissioner Bart Lee stated that he feels that this is a much needed building and will definitely improve the ambulance service in our community.
The county would like to begin construction as soon as possible.
There was a discussion about interpretation of the city’s existing ordinance. The planning commission can recommend that the council impose certain conditions. The proposed drainage system can be done under the current ordinance. The planning commission needs to work with the local board of health to clarifty our ordinance requirements and what the health department will approve.
John Hunt pointed out the city council unanimously chose this location since it is adjacent to the city yards and provides a better traffic pattern for the safety of the ambulance entering main street.
Commissioner Holmes expressed concern about protecting the city against future development in this zone. He doesn’t want to set a precedent.
Commission Chair Gleave said that our land use ordinance is constantly evolving, and the planning commission can recommend changes to the ordinance as the need arises.
Commissioner Bart Lee said that he likes the proposed location and doesn’t see a problem with recommending a conditional use permit be granted for the proposed EMS/shop building.
Commissioner Jim Holmes said that he likes the ideal of allowing the city to have control of how this area is developed.
Commissioner Troy Torgersen said that piping the effluent outside of the source protection zone three is a good idea. Looking at the elevations, there shouldn’t be any problems. He suggested that conditions might be imposed to plan for a spill protection area and a spill mitigation plan.
A motion was made by Commissioner Troy Torgersen seconded by Commissioner Jim Holmes to recommend that the city council approve the Sevier County conditional use permit and a building permit for a new EMS/city shop structure with the following conditions: spill protection area and a mitigation plan and formal approval of the board of health for a wastewater permit. All were in favor. Motion carried.
There was further discussion about the possibility of a concrete septic tank with a liner.
B. Alisha Bigelow - request for a conditional use business license for "Being Health and Wellness" located at 96 N 100 E
Alisha Bigelow requested a conditional use business license for a telephone and internet based health and life coaching home office. She would like to run a consulting business from her home. She has permission from the home owner for this business. No combustibles will be stored in the home.
A motion was made by Commissioner Jim Holmes seconded by Commissioner Bart Lee to recommend that the city council approve the conditional use business license for a home office submitted by Alisha Bigelow for "Being Health and Wellness" located at 96 N 100 E. All were in favor. Motion carried.
The city council will meet on October 11th to review this application.
C. David LeBaron - request for a conditional use business license for "Nurico LLC" raw material manufacturing located at 75 West 700 South
David LeBaron informed the commission of tentative plans to acquire the property located at 75 West 700 South. He provided samples of the product he plans to manufacture. He would purchase much of the fruits and vegetables from local farming operations as well as truck in produce from out of our area.
He has a facility in Orem where they do drying, packing, etc. along the same order of plans for this facility.
Any waste from the drying process would be collected with filters. He said that any residue would be utilized. Any smells obviously would be tough to contain. Their objective is to capture or recycle any residue. All plants and herbs they use are all legal.
The Orem location is off the Center Street exit in an industrial complex. There is 9,000 square feet of warehousing and manufacturing.
The main additional traffic generated would be during the local harvesting time. Employment depends ons the success of the facility. There is a similar facility run by his brother outside of Delta that is producing 300 metric tons of product with 60 employees.
Commissioner Kamelle Gleave asked about the drying towers which he says will be 80' to 100' in height. The city’s land use ordinance states that any structure would have to be less than 30' high. Any structure higher than 30' would require a variance. He said that the drying towers might be 16' to 24' in diameter.
Commissioner Bart Lee asked about the amount of water used and if he had a plan for the wastewater? He said that he might run the water into a leach field or pump it out for agricultural re-use. The run off water might contain bleach or acidic acid, which is acceptable for food processing. He doesn’t know the exact amount of gallons that might be used but it might be 20 to 30,000 gallons a day.
There would be two separate septic systems, one for human waste and one for washing/processing wastewater.
Commissioners reviewed the property and its proximity to the source protection zone.
There was a discussion about the availability of power. He would need 7200 volts now. The initial start up would require 400 amps, 333 kva. This would be the equivalent to providing power to about 70 homes. Daniel Peterson, Monroe City Power Superintendent said that the city would have to upgrade the substation. As they grow, they would use up to the equivalent of 200 homes in town.
Daniel said that the city would have to take a hard look at our power resources. UAMPS isn’t offering any new resources right now. Also, there would be a potential problem if power costs go up, increases to our citizens would be across the board. Daniel said that the city basically has no emergency back ups for power outages.
After further discussion, Daniel said that the city has a ceiling on available power resources.
David said that his company would like to begin soon to prepare the equipment. It will take time to start up. He said that the project may hire 8 to 10 employees within a year.
Commissioner Torgersen said that a lot of additional research needs to be done prior to making any recommendation to the city council. There needs to be a lot of number crunching on the availability of power resources and the long term impacts to our community. He can see that there are lots of questions to be answered. David could brief the city council on October 11th on the proposal, to get them thinking about the proposed project. The main concerns are the height issue, zone three source protection and wastewater, power needs, water needs.
The planning commission is not prepared to make a recommendation at this time. Commissioner Torgersen would like to see a plan for full build out on the property. This property is located in the light industrial zone.
David doesn’t see major impacts for supplying water and power to he project, he feels that the main issue is the height of the stacks.
The commission feel that the decision needs to be made based on maximum growth and maximum impact. It was recommended that David meet with Daniel and the board of health prior to meeting with the city council. Kamelle and David will present information on his proposal to the city council at their October 11th meeting so he can answer questions about the project.
D. Devin Woolsey - request for a conditional use business license for a home office located at 467 N 200 W for "Monroe Mountain Media"
Devin is currently working as an advertising representative for the Richfield Reaper. In his spare time, he would like to start a web site business. It would require a home office and his home computer. He would contract out some of the web design process to other people and may employee up to three people. His employees work will be internet based and from their own sites. He already has a business license at this location. His wife’s salon is in their garage.
Devin said that the business name is registered with the state and he has a tax id. He needs to make sure to register the business name with the state department of commerce.
A motion was made by Commissioner Bart Lee seconded by Commissioner Troy Torgersen to recommend that the city council approve the conditional use business license submitted by Devin Woolsey for a home office for "Monroe Mountain Media" in his home located at 467 North 200 West. All were in favor. Motion carried.
The next city council meeting will be on October 11, 2011 at 7:30 p.m. The council will review the planning commission’s recommendations at that time.
3. PUBLIC HEARING-
PUBLIC NOTICE IS HEREBY GIVEN that the Monroe City Planning Commission will hold a public hearing on Wednesday, September 28, 2011 at 7:30 p.m. at the Monroe City Hall, 10 North Main, Monroe, Utah for the purpose of accepting comments concerning proposed amendments to the Monroe City Land Use (Zoning) Ordinance. The proposed amendments include: 1. Changes to flag lot requirements; 2. Change home office from a conditional use to a permitted use in all zones; 3. Change composition of the planning commission; 4. Disband the Board of Adjustments and appoint an individual to serve as the Monroe City Appeals Authority.
Emalee H. Curtis
Monroe City Recorder
Published this 14th and 21st day of September, 2011
No public was in attendance.
Chairman Gleave opened the public hearing of the Monroe City Planning Commission. She said that the purpose of the hearing is to receive public comment on proposed revisions to the Monroe City Land Use and Subdivision Ordinance. The proposed amendments include:
1. Changes to flag lot requirements; 2. Change home office from a conditional use to a permitted use in all zones; 3. Change composition of the planning commission; 4.Disband the Board of Adjustments and appoint an individual to serve as the Monroe City Appeals Authority.
Also, new legislative requirement to update the planning commission’s meeting rules and procedure - waiting for information from the city attorney to include this information in the adopted amendments.
Also, the local health department has informed the city that they won’t allow any sealed fully contained septic systems to be installed in any zone in the city. Monroe City’s land use (zoning) ordinance section for the well head protection zone states that we would allow this type of system in well protection zone three, even though our regulations were recommended by the state division of water quality when the well head protection zones were delineated by the state.
The public hearing closed at 9 p.m.
Once the commission has reviewed the final document, with all the proposed amendments, the revised land use ordinance will be presented to the city council for adoption.
A motion was made by Commissioner Jim Holmes seconded by Commissioner Bart Lee to adjourn at 9:00 p.m. All were in favor. Meeting adjourned.
APPROVED THIS 28TH DAY OF DECEMBER, 2011
EMALEE H. CURTIS, CITY RECORDER