Minutes

July 16, 2008 Monroe City Planning Commission Minutes

MINUTES
MONROE CITY PLANNING COMMISSION MEETING
JULY 16, 2008
7:30 p.m.
1.  Chairman Kamelle Gleave conducting
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 Troy Torgersen.
 
Approval of minutes of previous meeting.
The minutes of the June 25, 2008 planning commission were reviewed.
 
A motion was made by Commissioner Leon Stewart seconded by Commissioner Pat Lee to approve the minutes of the June 25, 2008 planning commission meeting, adding the names of those who were present. All were in favor. Motion carried.
 
Commissioners welcomed Bart Lee, the newest member of the planning commission. His term will be until 12/31/2009. He is filling the unexpired term of Albert Winsor, who passed away.
 
Present:
Commission Chairman Kamelle Gleave
Members of the planning commission: Pat Lee, Bart Lee, James Holmes, Leon Stewart, Troy Torgersen
 
2. Discussion topics:
(A) Discussion of possible land use ordinance amendments:
There was a discussion of the city’s land use ordinance as it pertains to which structures require building permits and what constitutes a permanent structure to need a building permit.
The county building inspector has sent letters of noncompliance to several individuals in the community for their failure to obtain a building permit when they have installed car ports on their property. There are at least two instances where these structures don’t meet the city’s required front yard set backs. The property owners are saying they feel they don’t need to comply because these car ports are not permanent structures.
 
The land use ordinance was referred to for the definition of a car port and out building and structures requiring building permits.
 
It was determined that these structures do need building permits and do need to meet the city’s set back requirements. The county building department and the property owners will be notified of the planning commission’s decision. The existing carports that do not meet the city’s required set backs may request a variance, if they desire, if one is not given, they must move them.
 
(B) Review draft ordinance pertaining to placement of shipping containers as storage units requiring that they meet Monroe City Land Use Ordinance set-backs, obtain a building permit and follow International Building Codes
A draft ordinance has been prepared by City Recorder Emalee Curtis as instructed by the planning commission. This draft has been reviewed by the city’s attorney. He sees no problem with it as written.
Commissioner Torgersen had a few minor corrections to the original draft. These corrections will be made then a copy of it will be presented to the city council for their review prior to setting a date for a public hearing for adoption.
 
Once this ordinance is adopted, the county building inspector will be given a copy of our regulations to make sure that any such structure meets Monroe City’s requirements as spelled out in our ordinance.
 
3. Adjournment
There being no more business, the meeting was adjourned at 8:15 p.m.
 
Approved this 27th day of August, 2008
_________________________________
Emalee H. Curtis, City Recorder
 

June 25, 2008 Monroe City Planning Commission Minutes

MINUTES
MONROE CITY PLANNING COMMISSION MEETING
JUNE 25, 2008
 
7:00 p.m.
1.  Chairman Kamelle Gleave conducting
The regular meeting of the Monroe City Planning Commission was called to order at 7:15 p.m. by Chairman Kamelle Gleave. Prayer was offered by Commissioner James Holmes.
 
Present:
Planning Commission Chairman Kamelle Gleave
Planning Commission members: Leon Stewart, James Holmes, Troy Torgersen.
City Recorder Emalee H. Curtis
Commissioner Pat Lee was excused.
 
Citizen:
Shalynn Heath
 
The minutes of the April 23, 2008 city planning commission meeting were reviewed.
 
A motion was made by Commissioner Leon Stewart seconded by Commissioner Troy Torgersen to accept the minutes of the April 23, 2008 city planning commission meeting with the following correction. Change the date in the heading from 2007 to 2008. All were in favor. Motion carried.
 
2. Requests for Conditional Use Business Licenses:
(A) Shalynn Heath, The Children’s Corner Preschool, located at 310 West 400 South
Commissioners reviewed the application for a conditional use business license submitted by Shalynn Heath for a preschool to be located in her home located at 310 West 400 South.
 
Shalynn explained that she is applying for a business license in order to conuct a preschool in her home.  The
classes will be held two days a week this year, with possible expansion in the future.  She expects to have 10 students in each class twice a day.  She has her teaching degree and is choosing to remain at home with her young children at this time.
 
The application shows that she has provided an adequate fire safety and loading and unloading plan to provide for safety of her students. 
 
A motion was made by Commissioner Leon Stewart seconded by Commissioner James Holmes to recommend that the city council approve the conditional use business license for "The Children’s Corner Preschool" located at 310 West 400 South as presented to the commission. All were in favor. Motion carried.
 
Commissioner Torgersen was asked to present this recommendation to the city council at their July 8, 2008 meeting.
 
The city’s business license ordinance was reviewed as it pertains to the requirement to complete a safety inspection.
 
3. Discussion topics:
(A) Discussion of possible land use ordinance amendments: There was a discussion about the possibility of amending the land use ordinance to allow twin homes. Chairman Gleave opened this subject up for discussion.
 
Commissioner James Holmes said that he visited with several citizens in the community. The city’s current land use ordinance requires a minimum of ½ acre for a duplex. Should the city allow twin homes, and if so, should the minimum lot size be larger? Everyone he talked to had a concern that if twin homes or town homes were to be allowed in Monroe, it would essentially decrease the size of each lot to allow two homes on a half acre, under the current ordinance. Would this be a benefit to our community? The feed back he got is that if this is allowed, and the city were to allow two homes on one lot, this would be a quarter acre per home. The ordinance now requires a minimum of 14,000 square feet per residence, and a quarter acre lot is felt to be too small, since we are still on septic systems. Mr. Holmes explained that he understood that title or mortgage companies would require that the lot description to be split. His preference is, unless there is a great demand for this type of construction, we might keep our city’s regulations as they now are.
 
Further discussion. Might there be certain areas designated for this type of use? Is this spot zoning?
 
What is the need of our population? Commissioner Gleave sees a need for people who don’t want to have larger lots, etc.
 
The planning commission’s job is to represent all of the people’s interests.
 
The commission hasn’t had more than one request for twin homes. They feel that the ordinance should not change until there is a greater demand for this type of use and a sewer system is in place.
 
Occupied out buildings:
Commissioner Troy Torgersen talked with Mike Carter of the Central Utah Health Department. He provided information about the process for septic tank evaluation.
 
There was discussion if occupied outbuildings might be allowed if the builder can meet the city’s required set backs and septic requirements. The city might require that proof be submitted that the existing septic system and drain field is adequate, prior to issuing a permit.
 
There is new technology allowing twice the flow with new treatments within the septic tank it self.  At this time, gray water release is not allowed in Sevier County.
 
There was a general feeling that allowing occupied outbuildings should be considered further. The recommendation was made that councilmembers consider what wording might be used to allow occupied outbuildings at the next commission meeting.
 
Consideration of increasing the minimum square footage of lots for duplexes
The commission discussed increasing the required minimum square footage for duplexes. It was felt that if an area has the type of soil that meets board of health septic requirements the half acre minimum might stay the same. However, if the property is located in an area that won’t allow proper percolation, the building permit won’t be approved by the building inspector. The planning commission may not need to over regulate when this type of structure is self-regulated.
 
Regulation of large cargo containers on properties in the city.
Discussion of allowance or non-allowance.
Need to treat as a permanent structure.
 
Sevier County rules state that even though a structure might be moved, it becomes a permanent structure by the length of time it remains in place.
 
Monroe City needs to treat shipping containers as permanent structures.
 
Should they be required to be painted or altered to cover advertisement?
 
Should they be required to be located at the rear of the property?
 
Should an ordinance state that the purpose of regulating this type of structure is to improve and maintain property values?
 
Might they be allowed as long as they meet current set back requirements?
 
Commissioners agreed that they don’t want to allow stacking of these units.
 
They may not to be used for occupancy.
 
A building permit is required.
 
Use Richfield City’s definitions for cargo containers.
 
They must be located at ground level for safety or if located on a permanent foundation, must meet International Building Code requirements.
 
The number of containers will be limited by set backs, drain fields and determined whether or not a building permit is issued on an individual basis.
 
They will be treated as any permanent structure requesting a building permit.
 
Monroe City might require ventilation for safety.
 
At this time the commission would like to recommend the city council adopt a stand alone ordinance, which might be incorporated in the land use ordinance at a later date.
 
The commission doesn’t want to be discriminating with his structure and other out buildings. They must be treated the same as any other out building, except for safety issues.
 
Definition of what constitutes a permanent structure and needs a building permit.
Commission Chairman Kamelle Gleave reported that several citizens have purchased metal car ports without obtaining a building permit. These structures might be bolted to rail road ties, but are not permanent as far as a cement foundation. Alvey’s Lumber has told people they don’t need building permits. Several have been placed that don’t meet the city’s set backs requirements.
 
Several definitions of "structure" were reviewed.
 
There will be additional information available at the next commission meeting. At least two of these car ports intrude in the front yard set backs. Should they be required to be moved? Those who are in violation will be notified about their options when a decision is made.
 
(B) Schedule July Monroe City Planning Commission meeting
The next regular commission meeting is scheduled for July 23rd. That is the night of the city’s BBQ.
Commissioners agreed that this meeting will be rescheduled to July 16th at 7:30 p.m.
 
4. Adjournment
A motion was made by Commissioner Leon Stewart seconded by Commissioner Troy Torgersen to adjourn at 8:45 p.m. All were in favor. Meeting adjourned.
 
 
Approved this 16th day of July, 2008
______________________________
Emalee H. Curtis, City Recorder

April 23, 2008 Planning Commission Minutes

 
MINUTES
MONROE CITY
PLANNING COMMISSION MEETING
APRIL 23, 2008
 
7:00 p.m.
1.  Chairman Kamelle Gleave conducting
The regular meeting of the Monroe City Planning Commission was called to order at 7:00 p.m. by Chairman Kamelle Gleave. Prayer was offered by Commissioner Troy Torgersen.
 
Present:
Planning Commission Chairman Kamelle Gleave
Members of the Planning Commission: James Holmes, Troy Torgersen, Leon Stewart.
City Recorder Emalee Curtis.
 
Excused: Commissioner Albert Winsor is ill. Commissioner Pat Lee is at work.
 
2. Requests for Conditional Use Business Licenses:
(A) RH House Cleaning - Rosa Hurtado for a home office located at 76 West 500 South
Commissioners reviewed a request submitted by Rosa Hurtado for a business license for a home office for her house cleaning business at her home located at 76 West 500 South.
Chairman Gleave asked if there were any concerns with recommending this be approved?
Commissioner James Holmes asked if the questions on the list for self inspection for fire safety are not all answered, should the permit be denied? Should the permit be denied if they don’t have a satisfactory self fire safety inspection?
 
Commissioner Troy Torgersen asked if this form should even be attached to the business license application? He was told that when the city council approved the current business license ordinance, it was recommended that this form be attached to all new license applications.
 
Commissioner Leon Stewart suggested that the form might ask for a yes/no answer an if a no is listed, explain why.
 
There was further discussion concerning the planning commission making a recommendation for approval, based on information supplied. If the commission does not have all the information they feel they need, and the applicant does not choose to attend the planning commission meeting, the application may be tabled until members of the planning commission feel comfortable in making a recommendation to the city council for approval.
 
In the case of the house cleaning business, Ms. Hurtado is requesting approval for a business license for a home office. She will be conducting the actual work outside her home.
 
(B) A Line Sound - Hollan Moore - Entertainment (music DJ) 181 North 410 West
Hollan Moore is applying for a home office and a location to store his equipment he will be using for a disk jockey business. No customers will be coming to his location. All work will be for clients at their location.
 
A motion was made by Commissioner James Holmes seconded by Commissioner Leon Stewart that the planning commission recommend that the city council approve both the business licenses applied for tonight. All were in favor. Motion carried.
 
The above conditional use business licenses will be submitted to the city council for approval at their next city council meeting held May 13, 2008
 
3. Discussion topics:
(A) Discussion of possible land use ordinance amendments:
Development check list requirements
Commissioners reviewed the current check list document and commented on possible additions or changes to the concept plan check list.
 
Allowance or non allowance of twin homes or occupied outbuildings
This subject was tabled for a future meeting.
 
Consideration of increasing the minimum square footage of lots for duplexes
This was also tabled following further research.
 
Regulation of large cargo containers on properties in the city
There was a discussion concerning the possibility of amending the city’s land use ordinance in order to regulate this type of structure in our community. Members of the commission would like to see other opinions. They agreed that they don’t want to over- regulate private property owner’s land use rights in our community. The following areas were discussed:
 
Requirement to follow existing rules for set backs and zoning
Access is needed
Monroe City doesn’t currently regulate painting of other out buildings
Does Monroe City want to regulate having the logo (name) taken off from structure? Additional discussion with others wanting to have signs on their property if containers are allowed to keep a logo.
 
Commissioner Holmes said that he would hate to have anyone come to him and mandate how to finish structures located on his property, as long as it met the building code.
 
Currently, Sevier County require a building permit and are thinking of also requiring that if there is a logo on the container, it should be painted over and no longer visible.
 
Commissioner Gleave said that in her opinion, this storage structure might be more pleasing to look at than piles of junk in people’s yard.
 
Commissioner Torgersen said that we should think of what do we want the city to look like?
 
Commissioner Stewart commented that he feels that Monroe City should allow shipping units and truck boxes to be used for storage, if a building permit is obtained and proper set backs are provided as well as access to the structure on their own property.
 
Members of the commission reviewed examples of other community rules regarding location of shipping containers.
 
If allowed there should be some conditions:
Obtain a building permit
Placed in back yard? Painted?
How many allowed? Can they be stacked?
Located in an accessible area on your own property.
Meet current set backs from property lines.
Maintain legal fire lanes.
 
It was determined that we might consider utilizing Richfield’s definition of list of storage buildings and ask our neighbors their opinions for further discussion at the next meeting
 
There was a suggestion that the planning commission might recommend that the city council consider a storm water impact fee and have a formal storm water drainage study to plan prepared.
 
Might there be funding available for conducting a study? Recorder Curtis was asked to find out the cost of such a study?
 
Also, might the council consider additional impact fees to pay for expansion caused by new growth for electric and parks?
 
4. Adjournment
A motion was made by Commissioner Troy Torgersen seconded by Commissioner Leon Stewart to adjourn at 9:05 p.m. All were in favor. Meeting adjourned.
 
Approved this 25th day of June, 2008
________________________________
Emalee H. Curtis, City Recorder

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