City Planning & Zoning - Regular Meeting

to go over that again with us.

Yeah. So, this we're looking for just we put it on here as an action item to get direction to move forward with a motion on a reszone proposal for Harson Avenue. [Music] Okay. zone in [Music]

over here. Okay. So, we brought this to you last month for discussion topic. Tonight we're looking for some direction with the with zoning possibilities for a reszone of this area. Currently it's an RM13. We're just talking about Can you zoom in a little bit more? Okay. Right here. Yes. So Harmston Avenue would be right here behind the Sunrise Title Company and I can't remember the other Mike Swings. Yeah, Mike Swing, CPA.

Um, so, okay, there we are. So, this area right here behind we would be looking at at reszoning or tying to a current zone. Uh, probably the consideration staff would recommend would be an RM13, which would be a higher density zone just in case that close to Highway 40. If they wanted to do a multifamily forplex or something of that nature, they would have that possibility. or we do have an R16 zone, but currently it does need to touch that zone in order to be eligible for for that zoning requirement. So, we do not produce islands, zoning islands. So, with that being said, we'd like to further that discussion and get your take on this area here. if we want to just do this or if we want to bring it over to the the end of that block and just segue this way or what your opinions are on on that.

Lagoon Street's where I can't Lagoon Street would be here. Oh, it's there. Okay. So, Jubilee would be Jubilee. Yeah. Intersection. Yes. Yeah. So, what has promoted this or prompted this request would be Greg Harmston owns some property on the corner here. He had a home burned down several years ago. Um, I don't know what year that was, but currently under the commercial zone as that expanded. If it if it went vacant for over a year, it would not fall under the grandfather clause. So, it would be a considered a commercial only zone. And he wants to do a residential home in that area as well.

Which which where's the apartment on the right on the corner there? Yeah. Right. Right. That's my house. The one above it right there. That's the apartment. Okay. So Greg would own the property behind you. Yes. Okay. Perfect. So obviously this would have to come back to planning and zoning after we notify the neighbors. Uh we would have to do a public hearing. We're just looking to kickstart this with a zone request and then we can do the public hearing on the next meeting. Just wanted to get your take. And he just wants to build a residential home there. Yeah, single family.

Single family. Well, not sure, but he wants to do a residential home that he had there before potentially, which if we do the RM13, could could he fit like a duplex on that lot? Correct. I believe he can. So, um, across the street from that, there's a a duplex there. Are you talking about reszoning both sides of the street or just that south side? That's what I'm looking to to bring to you for a little direction. Uh, this would be the request, but if we want to take Now, it doesn't go that far. It's right underneath that arrow right now. Okay, I understand. But we're literally

But that's it. We're talking about his property. Yeah, but they're talking about We're not talking about your property. It's just his property. We're talking about about a larger area to reszone maybe because you would be on an island. So So a residential zone going from commercial back to a residential. Right now currently it's commercial. Okay. Can I ask a silly question? Yes, sir. How would the changing affect me in my house and the apartment house on the corner? So currently I don't think it would affect you. I mean it it just may be in your neighborhood there may be some

but it affects it changes me from commercial to whatever it is that that you're going to change it to to a residential zone. Yes. and the house, the apartment on the corner who is now owned by Stacy Mullenette or Molina um from Farmington area. Um it would affect that and it would affect the birdhouse and

so it it wouldn't affect the the land use currently if that was to be constructed now it wouldn't be allowed under the commercial criteria as a residential law. So it would be going back to a residential would be an allowed use in in those areas in that reszone area. So actually it would be in more conforming use of what you were enjoying as a resident there versus a commercial. Well, I kind of my immediate thought is I'm in the best of two worlds cuz I residential in a commercial zone. in but you at current state you wouldn't be able to build a home in that zone.

Okay. But the commercial use would be there for future. But if you change it to residential, would I still be able to run my business out of it? What do you uh I used to be a property manager and I managed that apartment for 20 years until the owner died. So you currently have an active business license. Not currently because I retired about five six years ago. So I'm asking simply how it's going to affect me and what possibilities I might have. So with that, just a little more information there, Paul, on the on the business. Would it be a home office? Is that what you're running out of that home?

Well, I guess you could call it that. But I I had a I didn't have a front or sign, but my my license was I honestly can't tell you cuz it's been 5 years, 6 years since I had my license, but um people came to my house, paid rent, registered complaints, made sure that I knew what they had going on. So yes, I had traffic come through to my house. Would that affect if I were to say for some reason want to go back into business, would it affect me?

If anyone know what the outline of the business was, if it's a home considered a home office, uh those would be allowed in that the proposed zones. And if that would fall under a home business, then yes, depending on the traffic, that's where it gets a little sticky. If you have people coming in and parking in front of my house, they have to be parking. But if it's just dropping rent off once a month.

Well, so my curiosity why I'm here is just simply to find out how it affects me in my property and also so I can pass the word to Mrs. Mullenette what might be happening to her property and I'm and nothing will be done without a public hearing. This is just to bring to the body for a discussion. the public hearing will come next month with more information as far as and that comment period from the public after that meeting.

Then the one other comment I had is the construction phase if it were to pass and I'm not I don't know yet if there's a thing that I'm concerned about, but one of the things I've been concerned about and even went down to Moon Lake and asked them if they could do something about it. My electrical supply goes right across that that property. So that that would be taken care of during the construction part of it. Before they could build, they'd have to deal with that. So if they have to take it down, I'm without power.

No, they can't leave. Yeah, they have to go around it or figure it out. But let let's And I I'm sorry to cut you off, but this is just a discussion. It's not a public um commentary. Um, but if it gets to that point, then make sure you get on the roll for when it does become public and you can come in and and we can discuss all that stuff. Well, it's not a very big piece of property either. What? Less is it less than half an acre? Are you saying that you actually live there? I live in that white house. Right. The one just south of that. Oh, you're south.

You're in that house south. I'm in the house south of the apartment. Yes. Tell us where where where Gordy Harmston used to live. Okay. In fact, Greg's father built that house. So, I I'm okay with the with the zone change. Um I think it should just be the south side of the street and keep the north side to Highway 40 commercial. So, so the block here. Yeah. and and bring it all the way down so that we don't have an island. So just take this swath down right here. Yeah. Okay. And even even the section just to the west of it.

This one here. What is that just housing there? There's a house and then it's Randy McBride's storage shed. Storage shed for discount loans. It's on the tire. And then and then if we keep going south from there with all the trees if Yeah. that section right there. Um, we probably need to reszone that also because isn't that a buildable area there? This one here? Yeah. Uh, I think Greg owns that, doesn't he? Greg does that when there's already a home on it. So, I would say reszone that that whole the two blocks and come straight down.

This one may need to stay commercial. Uh, depending on what's being ran out of here. That is a commercial business. We got Freedom Realy there on the corner. Well, that that's up another that's up on 40 though. No. Yeah, Frey is right there. There's a house south of that. Another house south of that. And then everything else around there is Randy McBride and he it's tied to Discount Loans. It's on the corner there. Okay. Well, then there's also that chalet house right behind the birds, right? Which Greg owns it. deal that we keep that zoned residential.

So, if we took that and that and maybe consider that, we'll reach out to the property owner and see what the temperature. Okay. Okay. Now, the zoning, an RM13 would allow for additional um dwellings or multifamily dwelling options. R16 is single family. Uh, so I I think the recommendation from staff with the proximity of highway 40 would be multifamily with with the area that we're we're talking about, but that's up to you guys for discussion. And then what explain the RM13? So it's 13 units per acre per acre. You can do fourplexes, three plexes,

R16. You can do a duplex in an R16 with a conditional use permit, but that's that's it. No multif family in an R16. So what are you proposing? I would staff would have proposed an extension of RM13 to touch here and and continue upwards just because of the density and the location. Would would we want to change how far down? Can you scroll? Do we want to change that R16 to the RM13? While we're at it, we we've talked about it. That would be an option. Uh the only thing there would be there is animal rights,

not not R1 animal rights as far as agriculture, but they do have options for up to six chickens, female chickens, two sheep, two goats under the age of nine in that area, which the RM would not be eligible for unless they had an acre of ground, which none of these would have an acre of ground. And you're you're talking five six lots there. Are those those little lots on the west side? Are they buildable on the R16? They are. They are. Yeah, they they've got some of them are built out there for the most part.

Click on that little one. See, how do you access them? That's an unbuildable because of the sorry um easement for the sewer line that goes through it. So I believe the one right behind Barbara McCra they're an extension of the if we had the GIS of the forward of the others and that most of those are owned by the house in front. Yeah, that's

Yeah, and there's kind of a service road that people go all the way through on even though it's only on your map shown going halfway. What do you guys think about reszoning that whole section the R16 also into the RM13? I'm fine either way. So you're talking about a combination of R16 and

so changing the R16 to the the RM13 [Music] all the way up to that block behind 40. What's up?

I think you get less potential push back. Get less what? Push back. So, Greg Harmston does own the majority of those. Sounds like that's the goal. So that So you're you're saying zone that RM13, but leave the R16. I think he's saying extend the R16. Extend R16 up there. All we're trying to do is make it so Grant can build a house. And is that what you're saying, Drew? It's up to you guys. Um, whatever makes it so he can build a house

either the R16 or an RM zoning. RM zoning would be multif family which would open the option for multifamily in that area which it's a great area for multifamily I think it's a reduction of the footprint is is reduced the R16 is 6,000 square ft for a single uh you get basically multifamily it's condensed footprint and you can build more less setback requirements you can split that and build two on I don't know on the square footage I haven't It's 29 potentially cuz you you got a forplex on the corner. Couple of duplexes across the street. Where's the forlex?

It's actually this right here. And in current current zoning, it would have to be an RM zone for that for that use. So an R R16 would that would not be a permitted use. Okay. So it's tech it's technically already. Well, it's commercial grant. Those are grandfathered in commercial zone, but at one point it was an RM zone. So, yes, multi family.

I don't care either way. I think you get less push back with an R16, but you see it as a potential multi-ousing benefit to the city. I think where you've already got multiple multi-ousing units around there, I think it makes sense to do an RM 13. Is Greg considering that as an option or is he just wanting to put his house there? Not his house. It's just wants the option for residential instead of commercial. Okay. He wants to build a house most likely. Sure. Yeah. I'm not exactly at least sell the property and maybe somebody else can build. Currently it can't be residential.

Yeah. I'm just trying to understand what the goal is here.

Right. So, so with with the conforming one thing to consider is the land use around where we have the four or five flex on the corner that currently if it was to be built now it would need to be a multifamily zone which is the R3 or 18. Uh so that that makes sense to kind of keep the land use in confirmation with what's around that. um an R16 extension doesn't it's up to you guys but the RM is currently being utilized in that area that's why we were staff would work towards that direction but it's up to you guys as far as how you want to do that would be are you recommending making that whole section RM3

RM13 yeah and just joining it all getting rid of the R1 six and just join in the whole section. Can you go back to that RM13? Cuz the R16, you've only got five, right? Five or six homes there, if that. And if they if they have chickens now, it's grandfathered in, right? Currently, it would be, but but if they ever get if they ever get rid of them or move, then then they won't be allowed back. I don't know. I know other Oh, I know. Aren't allowed chickens? They have them. We're not going to talk.

Where you at? Okay. So, you're just saying that whole R16 you're going to move to RM13? Yes. And take it upstream. And then those two blocks, right? Y I'm totally fine with that. Uh, another option would be to Can you zoom out just a little bit? If we go that route, all of this is RM18 to reszone this as an RM18. So it's all the same. Let's just do that. What's the deal difference between 18 18 units versus six uh 13? 13. That's it. Yeah. So, and it would make sense to do that under those circumstances of of eliminating the R16. Can we build a single family residence in there then?

Yes, they can. Your max that would be our highest density housing zone that we have currently. that would be a suitable area which is still going to have to meet all the law requirements setbacks to be able to put it in. So it's nearly college. I mean it's a possibility that somebody I don't have I think we can solidate. I think those are both islands right now.

Yeah. And I I would think we I mean I think that's the way we approach it and see what public public comment we get and then we can decide I mean I think we either do that or we do nothing but I think we have to get the public comment decide which way. I think we did make a decision then that proposal proposal and then if somebody we can change right yeah

we'll have the public hearing we'll schedule obviously we need to notify all the property owners and reach out to all of them which isn't going to be many but we will need some time to do that I think we can have this accomplished by next meeting with a public hearing for next meeting with a proposal of an RN18 in that area. Okay. That'll be the time the public can come and they come in. So, can I have clarification what what it is you're talking about? So, the possibility is that they could actually build multi-units back there. Yes. Because there's multi-units there now. Yeah. There's one multi-unit on the corner. Yeah. Correct.

Everything else is individual houses. And it was built I I helped I worked on it as a teenager 65 years ago because it was down the street from me. The stories about them building that apartment houses we need a motion to move forward with that recommendation. I'll make that motion that we look at 18 second. Uh, let's do a a roll call vote. Jeff Baker, I

John Helier. Nay, because I'd like the 60s. That's nay. Tommy Hosar. I I'm going to go with no for the same reason John said. Keith Goodspeed. I Did you get all that? One, two, three, four. Okay. Majority passes. Okay. Thank you. Okay. Um, your neighbor's account. [Music] I see it. So again,

M what is it that you're proposing? RM18 18 unit units per acre. Okay. The question then becomes how big is the lot that he can build on? It's not anywhere near a half an acre. So he can only build what square footage he has available. So you can't build 18 units on that side. So that will be considered in Yes. That that's the reason we did that is he has to meet all the requirements all the setbacks. So in order to build more he'd have to buy out individual houses. Correct.

Yeah. And that that would all go through that would all go through building and if he did decide to build multiple family housing, you have to bring a plan in with show had adequate parking and everything else. I think the likelihood of him building that there is probably there's not enough space. That's why I'm okay with it. That's not a chance. I don't believe he's proposing. So my question is why why make it possible to build so much to so we can go over all that mixed funds in the public hearing. Thank you. Future state, my good sir, I'm sorry I couldn't hear you. Future state. What if you do sell

future earphones in Lyn manager report crew? You got one for us that's next on our zoning division manager report. Okay. So we can cover the let's do the the future discussion. Oh yeah, there we go. Trailer RV park is under future discussion. Okay. So again, not on the agenda for public comment. No decisions are going to be made tonight, but we need some direction on a request to change uh the ordinance that we currently have for manufactured home parks and existing or sorry, manufactured parks, RV parks. Is this Oh, sorry, keep go ahead.

Is this mobile home parks and RV parks? Is that what you're talking about? So currently our ordinance rolls RV and mobile together and there is no provisions to uh create new RV parks or mobile parks under the current code. So we've had a request to look into changing that ordinance and to see what the temperature is in this body as far as uh opening that back up for discussion, maybe creating some zones of some sort to uh to create new RV parks, mobile home parks. Uh I have prepared some comparisons from Richfield, Hurricane Utah,

and Bernal, Utah as far as what they're doing. This first one would be Richfield. They the circled areas in black. They do have a specific zone that is labeled RV/manufacturer. So they roll theirs in as well together. And they do have, as you can see, four different areas of their town that are allowing RV parks. And they did build a new one there by the Walmart uh south of of Richfield. A nice RV park. And that is currently in one of those proposed or approved zones for RV manufacturing. That's Hurricane, right? Sorry. Yes, this is Hurricane.

Oh, Hurricane. Okay. Are those predominantly to accommodate tourism? In their ordinance, it it does it is more for tourism 30-day max stay in some of those. So, short-term, you know, not long-term stay. Yeah. In some of their ordinances, it's differs from community to community. Um, how many of them are long-term out of those four that are circled? In their ordinance, it is basically short-term. They do have some provisions for six month stay under new construction, but in those areas, that would be the short-term.

Okay. uh RV camping slash and some of in some of their codes it it's under camping um RVamping. Yeah. In other codes, other cities that we looked at it's mobile home like Vernal is a mobile home RV. Richfield was the same. So that would have been the hurricane map that we showed. This would be the manufactured uh ordinance that they have. And we can send this out in an email for you to to read over and and m over as well. We'll keep scrolling down. I also attached their vernal. So, Vernal City, the pink areas is their RV/manufactured home uh zoning that they are allowing and permitting manufacturer RV parks.

How many of those are grandfathered in and how many of them are new? I don't have that information on that one. So we could be going back to 50 years ago that was zoned that way and they just yeah perhaps um in this one I'm not sure attached as well. I'm not familiar with Vernal's trailer. Are those lots now with single family homes on them now that you pointed it out? Like Yeah, that one. That's an RV park. Is that an RV park? It basically looks like lots RV

trailer. That's right. He heat and tire in a little bit and all those manufactured homes that are about there back there. Okay.

So, and then Hurricane Utah's map that we looked at first. Um, Ridgefield, I didn't get their map printed off, but it's similar. They do have certain areas of their community that are spot zones more or less for the RV/manufactured housing. Um, so, so when we talk about RV/manufactured, I mean there part of it will be RV and part of it be mobile home. It can be permitted for either. Um if if they wanted to like the Rosie trailer court to come to you the last couple months, some of it's going to be existing, some of it will be new. RV park give the leniency under the code. They still have to comply with the code, have the density, the roads, the hard surface, but what they do within that, they would be permitted under all of these ordinances that I that I've looked into would permit either RV or manufactured housing parks.

If it's manufacturing, do we still have to have sidewalk, curb, gutter? In these codes that I looked at, yes, they did have those provisions. Okay.

But currently, we don't have anything in ours. So just print or just attach these that we can send out for you guys to read and uh we would be looking for some recommendations on this. Um if this is something that uh if you want to create some zones like these have we would need to identify some of those zones. Um, currently we have Deer Run which is on B East. That is a grandfather RV/manufactured Home Park. Timothy Trailer Court, which is norththeast of town by the elementary school, East Elementary, Poco Acres. They do have uh some trailers down in that area. And that one is really, really old. I'm not sure exactly what the name of that Lynn, you might know more on that one. Yeah, I don't remember the name,

but there is an existing trailer court grandfathered down that way. Steviaak's trailer court on State Street just behind the Maverick and Rosy's trailer court which is receiving an overhaul through your approval the last couple months. I was out there today and it isn't happening yet. Gotcha. Work in progress. So, I do that. They clean up a bunch of stuff though. They had multiple They had some junk behind there they've hauled off.

Yeah. Yeah. I mean, there's definitely still a lot of work that needs to happen, but they've pulled off a lot of junk. I I I I think our one of our problems is, you know, that we we've made this rule against all this stuff because we've had some parts that are that are bad and and I think that's partly that the city hasn't had ordinances and enforced them and and and you know, which we need to do so that we don't get I mean, we don't get them looking like Rosy's out there with us, right? or and and there's some others that are

but but you know I mean the need for an RV park. Do you know how many RVs there are in the little park behind Maverick that's in Ballard? How many do you think there are there? Oh there's like 70. There's a lot. There's 52. I mean they're just packed in there because there's a demand for that and and we don't allow it. So they and Ballard and and I see police officers parked in front of those areas every time. You know if ballard has a term limit like a stay limit.

Like I'd be curious what the demand is because my guess is the demand is not 30 days. I think all the examples we're looking at are 30 short term. Right.

Correct. I don't I don't know that I mean the problem is if you get if you get one of those you know here I mean we aren't strictly recreation so you know if you had 30-day limit why you're going to have some in the summer but what are you going to do all winter you know and uh and it's you you put all that investment into it like I mean those in those in Ballard they're not they're not moving out after 30 days there's no way uh I mean, so so do we really need more trailer parks or do we just need housing for people?

Cuz to me, that's what it seems like we need is cuz those people are pulling those trailers in and they're staying for years because they're working. They're not permanent residents. They're here for a job and when the job's over, they're out. And when I when I first moved here, I moved here for the oil field and I I lived in a trailer for two years. Yep. If I would have been able to find a house that I wanted at the time, then I would have bought a house. So, do we really need more trailer parks or do we just need affordable housing? That was going to be my question, Drew, is why is this coming up? Is somebody wanting to put in trailer parks?

Yes, we've had some interest. Uh Lance Denver is with us tonight, but he's had some interest um to to put a trailer cord in on some property that he owns out in the industrial area. And uh I was given direction by management and legal counsel to get some comparables to bring to this body to to get that temperature and fill fill you out and move forward. Well, we're forcing it the way we are right now. We're forcing it into into Ballard and into Pon and and you know there are places within the city. I mean I I think we need to avoid doing it in you know in the residential areas but there are areas where they have a good access and uh where that kind of thing would fit. And uh I think we I think we ought to open our city back up to that kind of a thing. We need to we need to be mindful of all the rules and so forth. And then the city needs to needs to enforce them so that we they're maintained so that we and I and I really would like to see maybe a committee that would go, you know, on a on an annual basis and inspect them and then give a give a report so those folks had a report. I mean, if there was some negative things, why they could they could work on improving them but instead of just letting them go south who pays for that? So you very limited property tax and then you're going to have high oversight. So who pays for it?

So well it's it's not going to be high oversight if you do it annually and so enforcement's based off of complaints. So basically there hasn't been any complaints is how I understand it. Right. Like Daniel Butcher, he's our compliance officer now, right? But he he goes off of complaints or does he go out looking for stuff? Yeah. So, actively the code enforcement officer now is actively pursuing violations. He's looking for them. Okay. But complaints always help, right? Sure. You bet. Always.

But but who wants to complain? because, you know, I mean, I if I've got an old junky truck in my in my yard, I don't want to complain about my neighbors cuz then somebody's going to complain about mine. So, I mean, it's I have a question. It seems to me that trailer parks are not quite the same as RV parks. And I and I think first of all, we need to separate that. Yes. Yeah. Okay. I didn't know if anybody else was thinking

I I'm totally fine with recreational RV park. Say people want to come in here 30day stay like hurrican but packing in 52 trailers in a small lot like the demand for that either though.

I would I would think that I think we're sorry Dale. I I I think that I'd be more in favor of tiny houses or whatever we want to call it. You know what I mean? It's going to I don't know. It's kind of interesting that last month we talked for an hour that we hated trailer parks. Now we were talking about maybe putting trailer parks in the city. You know what I mean? Like I don't know what we're talking about, first of all, some of them are talking about RV parks rather than trailer parks, mobile parks,

depending how the ordinance is written, right? which ours is together. Correct. Okay. So, I guess we've got a lot to think about over this next month. Do some do some studying and and checking on our own and we'll get back next month. And I'll email this out uh tomorrow to all of you as commission members to review what I have as far as the data and we can provide. The other thing I'd be curious on is if there's comparable cities that also don't allow either. You know what I mean? just to see if Roosevelt's the only one that's kind of in that boat. You know, we have we have we have people come here for ball games up at the park and they'll bring an RV and there's nowhere to go. So, they just leave it there,

you know, and we against our ordinances, but we but we leave them we leave them there because they haven't got a place to go. And it may be something to consider long-term and shortterm maybe have part of that short-term criteria in the ordinance so we can accommodate some travel and tourism as well because right now there is nowhere to stay because it's all long term. Yeah. Okay. Thanks Drew. Some things to consider. Dale. Yes.

I I need a little clarification. Duchain County does not allow an RV to be used as full-time residence. There's no place in Duchain County that you can legally live in an RV year round. Now, it appears to me over here behind Maverick that they're doing that. And it appears to me that in Mighton they're doing that. It appears to me in Duchain they're doing that. Are are they doing it in violation of some rules or

No, because our RV and manufactured home is under the same regulation. So, if they if there's a trailer park parked, say behind Maverick, and they pull an old junky trailer out of out of there, it's still under the same regulation, uh, manufactured and mo and trailer and trailer park. So, they can pull a trailer back in, park it, and live in it full time and an RV, not not a mobile home. Yeah. Mhm. And Roosevelt would be the same way that if we have an RV park, they can live in it unless we year round. We put some guidelines and guidance.

Yeah. As long as it's in a in a manufactured RV because it's all conglomerated in the same thing for us for Roosevelt. You know, there advantages on both sides, but but you know, I mean, it'd be nice to have the short term, but if you're going to build one of those, that's a lot of expense if you're only going to have residents that are 3 months, right? Okay. Thank you. Okay. Any other questions for me? I don't have months for Okay. Okay. Thank you.

Well, could I Is there one more item on the thing or are we done? No, that's it. That's it. Well, it talked about Oh. Oh, okay. I never mind. Thank you. I got I move. Second. All in favor? I I Thank you.