May 27 2008 Planning Commission Minutes CITY OF ST. GEORGE WASHINGTON COUNTY, UTAH PLANNING COMMISSION May 27, 2008 – 4:00 p.m. PRESENT: Acting Chairman Ron Bracken Council Member Gloria Shakespeare Commissioner Kim Campbell Commissioner Ross Taylor Commissioner Mike Nobis Commissioner Chapin Burks Commissioner Julie Hullinger CITY STAFF: Community Development Director Bob Nicholson Assistant City Attorney Joseph Farnsworth Planner Ray Snyder Engineer Cathy Hasfurther Engineer Jay Sandberg City Project Manager Todd Jacobson Deputy City Recorder Linda Brooks EXCUSED: Commissioner Ron Read CALL TO ORDER Acting Chairman Bracken called the meeting to order and welcomed those in attendance. Acting Chairman Bracken led the flag salute. CONSENT ITEM – FINAL PLAT A. Consider approval of a road dedication plat for Banded Hills Drive. This is road is required for placement of a water line and future access to the new airport. Located off of 3000 East. This request is only for that portion that is within the city limits (the county will review that portion within Washington County). City of St George is the applicant. Case No. 2008-FP-028 B. Consider approval of a final plat for Coral Desert Phase 2. This is for a three (3) lot commercial subdivision plat located at Foremaster Drive and 1450 East. Foremaster Holding LC is the applicant and McNeil Engineering the representative. The zone is R-1-10 and AP. Case No. 2008-FP-015 City Project Manager Todd Jacobson said both final plats can be heard together tonight under one motion. Todd introduced each item. PLANNING COMMISSION May 27, 2008 Page Two Todd said the approval for Banded Hills Drive is needed for a water line to be put in for the new airport. That is why there is a push to get this approved. They show stubs on the plat and City staff has asked them to remove those at this time. City is not sure that they are put in corrected. Commissioner Nobis asked about Lot 1 and the 100-year flood plain. Can they build there? Brad Petersen is the representative for Coral Desert Phase 2. He said the question regarding the flood plain for Coral Desert Phase 2 said the flood plain line was shown but it has not been accepted into the FEMA. He said most of what can be done is channeling the water away from the buildings. But the intent is that they still can build within that line. Brad said there are other buildings that are built within that flood plain. Commissioner Taylor asked if this building is part of Lot 1 or will that be a separate lot. Brad said this used to be a single parcel then they did a lot split. That one lot is already approved parcel. MOTION: Commissioner Taylor made a motion to recommend to City Council approval of the two final plats read into record and authorize Chairman to sign subject to the cuts outs will not be as shown on the road dedication and it should read 2 lots instead of 3 lots as written in staff’s report for Coral Desert Phase 2. Commissioner Burks seconded the motion. All voted aye. PRELIMINARY PLATS A. Consider a preliminary plat request for Avalon Condominiums with forty-eight (48) units located at 330 South 1000 East. Mr. Dave Watson, applicant. The zone is R-4 and the General Plan is HDR. Case No. 2008-PP-010 (Note: these are existing apartments that are being converted into condos). City Assistant Engineer Jay Sandberg handed out aerial photos of Avalon Condo’s to the board. This is an existing 48 unit apartment complex. The request is to condominize the units into a 48-unit condo complex. This is currently being managed by an on-site manager and when it is condomized it will be managed by an HOA. This market will be for low-income, investors and first-time buyers. Jay explained that fire wall upgrades only need to be done on townhomes where a fire wall is not required for condo’s and apartments. In condo’s they only own the air space of the room. Jay said this project was approved with 96 parking spaces. The applicant is requesting to remove 4 parking stalls to add for fence playground and Tot Park. This is a request beyond City’s requirement. PLANNING COMMISSION May 27, 2008 Page Three Jay said therefore they would not meet the parking requirements. Jay pointed out that the units are all 3-bedroom units. Dave Watson the applicant said they would like to have a least one playground and a tot lot. They would like to build on top of the existing office and also add an exercising room. Kelly Schumtz with Bush & Gudgell pointed out they have 24,455 sq. ft. of green space. He said 200 sq. ft. is required for each unit. Commissioner Campbell said if you have excessive landscaping and you are taking away parking – it seems you are heading in the wrong direction. He feels the parking is important and it would be beneficial to have guest parking spaces as well. Dave said they have a very large setback along the freeway. Assistant City Attorney Joseph Farnsworth said there is a requirement for 2 parking spaces for a condominium one of which must be covered and one uncovered per unit. So right now you would need to have 96 parking spaces. In order to do this you would need to request a variance from the Board of Adjustment. The applicant would need to show that the requirement causes an unreasonable hardship on the applicant. Dave said he would like to go through Board of Adjustment. Dave asked to have this tabled. MOTION: Commissioner Nobis made a motion to have this item tabled per the request of the applicant. Commissioner Taylor seconded the motion. All voted aye. B. Consider an amended preliminary plat request for Escalara Phase 3 with forty eight (48) lots located at 1900 East 1100 North. Mr. Stacey Young, representative. The zone is R-1-12.5 and the General Plan is LDR. Case No. 2008-PPA-013 (Note: This is adjacent to the recently approved Red Hills Park subdivision in Middleton). Assistant City Engineer Jay Sandberg said this is for Phases 3, 4, 5 and 6. The preliminary plat was approved in 1996. A Hillside Permit accompanied the approval. The only change from the previously approved plat is that the connection public road to the east has been moved from the vicinity of lot 315 and 314 south to a location between lots 311 and 308 to facilitate Red Cliffs Park Subdivision that was recently approved by the Planning Commission and City Council. PLANNING COMMISSION May 27, 2008 Page Four MOTION: Commissioner Nobis made a motion to recommend to City Council approval of an amended preliminary plat request for Escalara Phase 3 with forty eight (48) lots located at 1900 East 1100 North. Commissioner Burks seconded the motion. All voted aye. C. Consider an amended and extended preliminary plat request for Park Central Townhomes Phase 2 with four (4) units located on 300 South between 500 and 600 East. Jennings Family Trust, Mr. Steve Jennings, representative. Case No. 2008-PP-014 Assistant City Engineer Jay Sandberg went over the requirements for this subdivision. This is a good layout with a cul-de-sac turn-around area. He said the existing irrigation ditch will need to be piped. The addition to this subdivision is being created by taking small segments of many other larger parcels. A wall will need to be removed, and new walls constructed around the perimeter of the new phase. The amended PD for this subdivision was approved by the City Council on September 20, 2007 with conditions. The City Council used its discretion to approve the density above the master-planned density subject to: 1) The units have to be platted for individual ownership. 2) The architecture has to be compatible in style and scale with the existing Park Central Townhomes. 3) They will be single-story units, with tile roofs. 4) The units are to be subject to the CC&R’s of the existing Park Central Townhome. 5) Each unit shall have a two car garage to be 20’ back from the private lane. 6) The CC&R’s shall be rewritten to accommodate owner occupation and eliminate the possibility of renting the units to part time residents. 7) The HOA accept the four units as an addition to the Association and access onto the right-of-way is approved by the Association. Jay said the existing irrigation ditch will need to be piped. The addition to this subdivision is being created by taking small segments of many other larger parcels. A wall will need to be removed, and new walls constructed around the perimeter of the new phase. Steve Jennings the applicant said the HOA agrees with what has been requested by the City staff and they are currently rewriting their CC&R’s. The units will look very similar PLANNING COMMISSION May 27, 2008 Page Five to the ones that are currently there. The new units will be single-story but with a basement. Steve said part of the changes to the CC&R’s will have an amendment to the rental agreement. Currently they only allow part-time rentals and not full time rentals. They will eliminate rentals altogether. They want the units to be owner occupied. MOTION: Commissioner Nobis made a motion to recommend to City Council approval of an amended and extended preliminary plat request for Park Central Townhomes Phase 2 with four (4) units located on 300 South between 500 and 600 East and include staff comments, include the surrounding parcels that they comply with the R-1-8 zoning and will be left. Commissioner Hullinger seconded the motion. All voted aye. D. Consider a preliminary plat request for The Park at Paradise Canyon Commercial Condominiums with three (3) buildings located at 1449 North 1400 West. Blue Diamond Properties LLC, Mr. Robertson Anderson, representative. The zoning is PD-AP (Planned Development Administrative Professional). Case No. 2008-PP-012 Jay Sandberg said this is currently under construction and the request tonight is to condomizie the units. The parking would be common area. The plan that is under construction has not been changed. MOTION: Commissioner Campbell made a motion to recommend to City Council approval for a preliminary plat request for The Park at Paradise Canyon Commercial Condominiums with three (3) buildings located at 1449 North 1400 West. Commissioner Burks seconded the motion. All voted aye. CONDITIONAL USE PERMIT Applicant pulled request off the agenda Consider a request for a conditional use permit to demolish the existing animal hospital on Dixie Drive and to construct two new buildings; a small animal hospital and a large animal hospital. The subject property is located at 730 North Dixie Drive. The zoning is C-3 (General Commercial). The applicant is Mr. Craig Brinkerhoff D.V.M. Case No. 2008-CUP-012. PLANNING COMMISSION May 27, 2008 Page Six MINUTES Consider approval of the Planning Commission minutes for March 25, 2008 and April 8, 2008. MOTION: Commissioner Taylor made a motion to approve the minutes from March 25, 2008 and April 8, 2008 with minor corrections. Commissioner Nobis seconded the motion. All voted aye. APA CONFERENCE REPORT Staff will comment upon the 100th annual conference held in April. Planner Ray Snyder presented a summary report of the American Planning Association conference in Las Vegas held on April 27th to May 1, 2008. The event offered approximately 175 classes. Ray went over the classes that he personal attended. REMINDER A. Thursday May 29, 2008 at 4:00 p.m. is a joint work meeting for the Planning Commission and City Council members to discuss Vision Dixie planning principles and implementation. B. June 5th & 6th Community Planner Seminar. Meeting adjourned at 5:20 p.m.