FILLMORE CITY PLANNING COMMISSION MEETING March 27, 2018

Transcription

1 FILLMORE CITY PLANNING COMMISSION MEETING March 27, 2018 Minutes of the meeting of the Fillmore City Planning Commission held March 27, 2018 in the Fillmore City Council Chambers, 75 West Center. Notice of the time and place of the meeting was posted on the Utah State Public Meetings Website, at the City Office, Fillmore Library, City Recorder s office, ed to The Chronicle- Progress, KMTI radio station and ed to each member of the Commission on March 23, Those present for the meeting were: Chairman: Ryan Hansen Members: Charles Carling Vice Chairman: Marty Lunt Lars Rasmussen (absent) Council: Ian Adams Greg Roper Staff: Kelsie Fausett Lauri Mathews Lloyd Brown (absent) Alternates: Sotero Alcala Doug Nielsen Also present: Dallas Griffith, Jeff Smith, Melinda Brunson, Robert Worley, Alan Roper, David and Camille Smedley Chairman Hansen opened the meeting at 7:09 p.m. and welcomed the public. Approval of Minutes Remove lines 189 and 190 that states Millard School District is their own Land Use Authority. The School District is subject to zoning standards by Fillmore City. MOTION by Commissioner Lunt to accept the minutes with the noted changes. SECOND by Commissioner Mathews. Motion carried with a unanimous vote. City Council Report Councilmember Ian Adams Alan Roper s Conditional Use Permit for a single-family dwelling was approved. Gerald Hackwell s lot line adjustment was approved. Fillmore City s Attorney, Richard Waddingham, suggested that the Planning Commission change the zone standards to allow monopole towers over 35 feet in school districts. Verizon Wireless is held to the zone standards until the standard is changed. City Council approved the zone change for parcel F7056-A from Agriculture to Highway Commercial. Dean Heymore presented to the City Council possibilities for businesses within small communities to thrive if managed efficiently and effectively. Mr. Heymore cleared land and installed the infrastructure so it was easier and 03/27/18 planning minutes Page 1 of 6

2 quicker for business to start up without delay. Chairman Hansen questioned setting aside 100 acres within the commercial zones and setting everything up so it is ready for businesses. This would include infrastructure, business licenses, what types of conditions would need to be in place, and building permits so that when a business does come to build they already know the necessary steps that would need to be taken. Mr. Heymore simplified the process by clearing 10,000 acres of land and installed the infrastructure so businesses can develop on it. Mr. Heymore already has regulations in place so an interested business can present their plan and speed up the process to start developing. The Planning Commission, as a land use management, does not want to manage the type of growth but to manage the land so that Fillmore City can grow. As a Land Use Authority, they provide for the health, safety, and welfare of Fillmore City. ITEMS OF BUSINESS Review and possibly recommend to City Council a Conditional Use Permit for Jeff Smith to begin business operation at Fillmore meat plant located at 570 West 100 North. Jeff Smith applied for a Conditional Use Permit to begin operations at the Fillmore Meat Packing Plant located at 570 West 100 North. Mr. Smith will refurbish the building to meet United States Department of Agriculture specs and regulations. He will then begin to harvest cattle from local dairies and ranches. The facility does have holding pens but would need updating. Based on the cooler capacity and facility, Mr. Smith would like to harvest cattle per day. A similar amount would be held in the holding pens, sometimes overnight to begin processing the next day. The facility would not be used as a feed lot for cattle to stay long term. A few semi-trucks may be entering and leaving the facility per day. Some of the semi-trucks may be hauling cattle in; others may haul refrigerated product out of the facility to continue to be processed. Most cattle being hauled to the facility will be on trucks with gooseneck trailers. Mr. Smith s operation would like to harvest and debone the carcasses at the facility in Fillmore, then transport elsewhere to continue to be processed. The operation would employ about 15 employees; he would like to bring employees from his Draper facility but would also like to hire from the local community. Commissioner Carling questioned Mr. Smith s future plans and how it may be problematic to the community because of how close the plant is to residential areas as well as the impact of the sewer. Mr. Smith stated that he is unsure at this point but if production goes well, they may look into expanding to allow more cattle to be processed. Mr. Smith does not anticipate the facility to process near the amount Dale 03/27/18 planning minutes Page 2 of 6

3 T Smith and Sons in Draper, Utah process daily. Mr. Smith stated that if he would like to expand to process over 50 cattle per day he would come to the Planning Commission for a new Conditional Use Permit. In 2015 Wild West Jerky came to the Planning Commission for a Conditional Use Permit to use the facility. The Planning Commission had concerns with the sewer lagoons being able to handle the waste. The City Engineer, Robert Worley, stated that the sewer lagoons would not be able to handle all the potential waste that could be generated from harvesting 50 cattle per day, unless pretreatment could be done. Mr. Worley stated that two factors that would be affecting the lagoons are the hydraulic capacity, meaning how much water the lagoons can hold; and a biological capacity, meaning the amount of organic matter going into the lagoons that the bugs and bacteria can consume. Most waste water will be from wash water. Mr. Smith stated that the production may use gallons per cow. The biggest use of water is after hour cleaning and sanitation of the plant. As of now the sewer lagoons have an excess capacity of 325 residential connections. Based on the waste water analysis that was performed on the existing facility and the amount of water used per day, per cow it would use about 55 residential connections worth of capacity. Biologically, it would use 990 residential connections worth of capacity. If pretreatment is not done beforehand the sewer lagoons would need to be expanded. If pretreatment is done to mitigate the amount of waste going into the sewer, it would be the best solution. Pretreatment options for Mr. Smith include a small waste water treatment plant at the facility that would pull out the organics and fats that consume most the biological capacity. Mr. Smith is willing to cooperate with Fillmore City and the community to meet conditions and ensure the health and safety of the city. There is a tank under the facility that would hold the blood to later be pumped out and transported to Kuhni and Sons Transport. A USDA inspector would be present at the plant daily during work hours. There would also be a USDA veterinarian on call for questionable organs and carcasses. The Planning Commission suggested implementing conditions such as: Following state and federal regulations. Maintain travel on 400 North and 400 West for transporting cattle, undesirables, or product. Screens in place so byproducts do not go into the sewer system. Monitoring device installed to measure the waste coming out of the facility and ensure the sewer lagoons are not overburdened. Measurements taken and if too much waste going into the sewer lagoons, production will be shut down until conditions are met. 03/27/18 planning minutes Page 3 of 6

4 Meeting with the Mayor and City Engineer to mitigate the waste management to acceptable levels as the levels are set forth. Maximum of 50 cattle per day to harvest. A new Conditional Use Permit will be required for expanding size of operations. Structures that comply with the Commercial building code. Provide a facility site plan that includes: odor, light control, flies, traffic control, off site impact, and live control. The site plan shall also include: o Operational strategies and standards to minimize and mitigate any negative impacts to adjacent uses, the immediate area, and the City. Example: Mr. Smith will take care of waste, where it will go and how often trucks will be transporting live cattle, as well as processed and how often Kuhni s will pick up waste. o Holding pens cleaned at least every other day. o Adhere to federal and state regulations. o Waste water mitigation that the sewer lagoons will be able to handle. o Fire inspection. o Building safety inspection before commencing operation. o Worker and environmental safety. o Allow Fillmore City Officials reasonable right to inspect facility to ensure conditions are being met. o Mitigation of waste water and monitoring. MOTION by Commissioner Carling to accept the Conditional Use Permit for the slaughtering process contingent upon the waste water management taken care of. SECOND by Commissioner Nielsen. Motion carried by a unanimous vote. Review and possibly approve or deny adding Warehouse Storage Units to Agricultural Zone Standards. Robert Anderson and his daughter Lara Lundin are the owners of Fillmore Transfer LLC at 575 West 100 North. In 2016, Mr. Anderson came to the Planning Commission to get a Conditional Use Permit (CUP) for Simplot Grower Solutions (Simplot) to use the facility for transporting of fertilizer, chemicals and farming supplies. In March 2018, Simplot yielded their lease with Mr. Anderson. A company from Orem, Utah has expressed interest in the building. They would bring in freight to transfer to another location. There would be 3 to 5 trucks a week going to the facility. Mr. Anderson gave the original CUP from Simplot to the company for traffic routes. Based on Chapter 6-2 of Fillmore City s Municipal Code and information provided by Mrs. Lundin, office staff concluded that the business was defined as a warehouse. Warehouses are not allowed within an Agriculture Zone. 03/27/18 planning minutes Page 4 of 6

5 The Planning Commission determined that the business would be defined under Business Commercial, Less Intensive. Mr. Anderson and Mrs. Lundin do not need to do anything further for this business from Orem. It can start operation, because it is an allowed use for this zone. The Commission tabled to discuss adding warehouses to Agriculture Zones on a future agenda. MOTION by Commissioner Nielsen to move this to a future discussion item. SECOND by Commissioner Carling. Motion carried by a unanimous vote. Review and possibly recommend to City Council a Simple Lot Subdivision for Dallas Griffith located at approximately 275 West 200 North. Dallas Griffith purchased property at approximately 275 West 200 North with the intent to subdivide the property into 3 lots to build homes, or twin homes on the lots. Lot 1 has an existing home however; the home has been condemned. Mr. Griffith will demolish the home and will apply to build a twin home on that lot. The subdivision will create two (2) 100 feet by 100 feet lots and one (1) 100 feet by 120 feet. Each lot exceeds the minimum requirements for two-family dwellings. Mr. Griffith would like to build so more rentals are available. All requirements are met for a Simple Lot Subdivision. City Engineer, Robert Worley, questioned where the utilities are located. Chairman Hansen stated that according to the map there are utilities located along 300 West and 200 North. MOTION by Commissioner Carling accept the simple lot subdivision. SECOND by Commissioner Nielsen. Motion carried by a unanimous vote. DISCUSSION Sotero Alcala to discuss educating our Spanish Community on Fillmore City s building procedures and permits. Commissioner Alcala applied for a building permit to repair his home after a fire. He did not have much information on what he needed to do to get a building permit. There are several community members that aren t aware of the building permit process and when they need one. Commissioner Alcala would like a way to translate building documents into Spanish or allow the community to have access to translate the documents. Attorney Waddingham is working with Sterling Codifiers to get the City Code back online. 03/27/18 planning minutes Page 5 of 6

6 Discuss General Design Standards for all property zones located in Fillmore City. Chapter 6-12, General Design Standards of Platted Subdivisions has been applied to the construction of all properties. Attorney Waddingham suggested to implement general standards that are enforced in all property areas. A new chapter would be added to the Zoning Standards. There are chapters within the Zoning Standards that are specifically govern roads, utilities, and subdivisions. The Planning Commission would like move the discussion item to the next agenda as a business item. The proposed ordinance will require a public hearing. Discuss the Northeast quadrant of the Street Master Plan. The solid red lines that have been drawn on the Street Master Plan are platted roads that are not on the Master Plan. Platted roads are recorded with the County as a planned road. The Street Master Plan is for future development. Developers need to adhere to the Street Master Plan or platted roads unless a public hearing is held by the Commission to recommend vacating the road. The Commission tabled the discussion for the next agenda to review roads on platted maps that need to be applied to the Street Master Plan. Discuss sign standards for all zones. Sign standards for surrounding cities were sent to the Planning Commission for review. Some cities have taken a percentage of the frontage and used that as their maximum area allowed for a sign. Chairman Hansen would like the Commission to go through the sign standards for other cities and help determine what sign standards they should implement. Adjournment MOTION by Commissioner Lunt to adjourn and SECOND by Commissioner Mathews. The meeting adjourned at 9:28 p.m. The next regular meeting is scheduled for April 24, 2018 at 7:00 p.m. 03/27/18 planning minutes Page 6 of 6