Planning Commission Minutes

Tuesday, February 22,2005



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
February 22, 2005 - 5:00 p.m.


PRESENT: Chairman Gil Almquist
Commissioner Myrna Stout
Commissioner Ross Taylor
Commissioner Vince Clayton
Commissioner Kim Campbell
Commissioner Ron Bracken
Deputy City Attorney Ron Read
Planner Mark Bradley
Planner Ray Snyder
City Engineer Cathy Hasfurther
Deputy City Recorder Linda Brooks

EXCUSED: Council Member Suzanne Allen
Commissioner Chapin Burks


CALL TO ORDER

Chairman Almquist called the meeting to order, welcomed those in attendance. Chairman Almquist led the flag salute.

FINAL PLATS

A. Consider approval of a final plat for Coventry Lane Townhomes Phase 4 with 14 single-family detached patio homes located off 100 North Street at approximately 1700 West. Ence Brothers Construction, Inc., applicants. Case No. 2005-FP-008

B. Consider approval of a final plat for The Cliffs of Snow Canyon Plat F with 10 single-family residential lots located off of Snow Canyon Parkway at approximately 3052 North. Mr. Spencer Goo, representative. Case No. 2005-FP-009

C. Consider approval of a final plat for Wailea Falls at Stonebridge Phase 3 with 15 single-family detached patio homes located off Country Lane at approximately 400 North. Mr. Brian McMullin, representative. Case No. 2005-FP-010

D. Consider approval of a final plat for Tuweap Point Phase 1 with 31 single-family detached patio homes located at approximately 2200 No. Tuweap Drive. Mr. Richard Lewis, applicant. Case No. 2005-FP-011



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E. Consider approval of a road dedication plat for Luce Del Sol a portion of roadway located off of Sunbrook Drive. Mr. Rob Reid, representative. Case No. 2005-FP-012

F. Consider approval of a final plat for Foremaster Ridge Phase 3 with 12 single-family residential lots located on Crest Line Drive off of Foremaster Drive. Doug Rogers, applicant. Case No. 2005-FP-013

G. Consider approval of a final plat for River Hollow 3 with 15 single-family residential lots located at 2580 East and 1240 South. Skylar Lawrence, representative. Case No. 2005-FP-014

Mark Bradley said on item H he has a comment. Chairman Almquist read item 1A through 1G into the record. Item H will be taken separately.

Commissioner Clayton did not partake of the vote on final plats 1A through 1G.

MOTION: Commissioner Stout made a motion to recommend to City Council approval of final plats 1A through 1G with authorization for chairman to sign. Commissioner Bracken seconded the motion. All voted aye.


H. Consider approval of a final plat for Shadow Springs Subdivision with 42 single-family residential lots located at approximately 200 North and Valley View Drive. Terry Monson, representative. Case No. 2005-FP-015

Mark Bradley stated that Item H has an existing 15 ft. trail/easement just westerly of Shadow Mountain which accesses to the park. When staff looked at this and reviewed the plans they thought over the options of what would be best because they have privacy walls with a very long corridor for that potential trail. There was a meeting held with the adjacent property owners. They prefer that it remain a trail. The easement area will remain the same.

Jay Sandberg said his understanding is that this is a trail easement. City Parks department is not interested in building a trail in that location. There is an existing storm drain which runs down through this location.

Commissioner Taylor said it is his understanding that a narrow wall alley will go through there. Jay said some of the walls on the east side could be as high as 10 ft. On the side where the development is going in, which is on the downhill side, they are just going to leave the natural grade and slope down into the yards of the developed lots. The City has absolutely no interest in building a trail.

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Commissioner Clayton asked how do they keep that area from being a refuse collector. Jay Sandberg said he doesnt know if they can. Commissioner Clayton asked how do they maintain an open area and maintain it not as part of fee title ownership. Jay said the easement is part of Shadow Mountain subdivision. Jay said Shadow Mountain didnt want to give up the land even though they have walls not exposing them.

MOTION: Commissioner Stout made a motion to recommend to City Council approval of a final plat for Shadow Springs Subdivision with 42 single-family residential lots located at approximately 200 North and Valley View Drive. Terry Monson, representative. Commissioner Bracken seconded the motion. All voted aye.


PUBLIC HEARING - ZONE CHANGE

Consider a zone change request from R-1-10 (Single Family Residential) to AP (Administrative & Professional Office) on 1.002 acres located at Foremaster Drive and 1450 East Circle. Mr. David Blake, applicant. Case No. 2005-ZC-006

Mark presented the zone change on 1.002 aces in size. It is an extension of the recent approved zone change to the AP area. It was not able to be attached to the 5 acres because of the time frame. To the west is the PD residential zone. To the south it is R-1-10. Additional acreage is desired for the applicants proposed plan, which would consist of two buildings. The applicant is willing to attach the same development agreement requirements to this zone change as was done with the recent approval of the adjacent 5.23 acres to the north.

Mark Bradley passed out the development agreement. He noted that it has not been signed by the two parties as of yet. Chairman Almquist asked who put this Development Agreement together. Mark replied the Deputy City Attorney Ron Read.

David Blake said they submitted the development agreement back in September 2004. This agreement required some property to the west be dedicated.

Don Whitaker said from the City Council meeting it would be a dedication of AP with a PD designation. So that the height restriction could be reviewed. Commissioner Stout said the applicant will have to come to Planning Commission and City Council for the height restriction and the setbacks. Don spoke about the traffic impact on Foremaster Drive. The residents are also concerned with the fill that will come in to build up the area.



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Bob Nicholson said one of the things that will help Foremaster Drive is that Riverside Drive will be under construction for connection.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a zone change request from R-1-10 (Single Family Residential) to AP (Administrative & Professional Office) on 1.002 acres located at Foremaster Drive and 1450 East Circle. Mr. David Blake, applicant. Commissioner Campbell seconded the motion. All voted aye.


PUBLIC HEARING - AMENDMENT TO DEVELOPMENT AGREEMENT

Consider an amendment to a development agreement associated with a C-2 (Highway Commercial) zone known as the Fawson Property to allow access on and off of 700 West Street, a carwash associated with a convenience store and gas station, and review of the proposed site plan and building elevations. The site is located at the southeast corner of the intersection of Bluff Street and Diagonal Street. Mr. Rob Benson, applicant. Case No. 2005-DA-001

Mark Bradley presented the proposed site plan. As many of the Planning Commission members may recall, this site has been through numerous hearings. The most recent zone change/public hearing took place on August 2, 2001 when a C-2 (Highway Commercial) zone was approved with a development agreement. The previous zone was PD (Planned Development) Commercial.

Staff has 3 considerations for this project. 1) The access from 700 West has been a controversial issue over the years. The access was denied as part of the PD Commercial zone and remained with the C-2/development agreement. 2) The carwash use is not listed under the list of uses. The closest use would be a convenience market including gasoline. The proposed use is Fabulous Freddys, a carwash with a gas station and convenience market similar to the use at 100 South and River Road. 3) The proposed site plan is a change from the old approved plan. The language within the development agreement anticipated a change associated with marking the site. The site plan review would be treated similar to an amend PD zone.

Bob Nicholson said in regards to signage no freestanding signs on 700 West and Diagonal Street were to be allowed. Staff would like to suggest two sentences added to the provision 1) Bluff Street frontage would be used in determining the size and the number of signs 2) The City does have a sign committee and they have been considering changes to the City sign code. There are some recommendations pending. Staff would recommend that these be considered at least till the Council has a chance to accept or reject them. Right now based on frontage they can have a sign 300 ft in size. The proposal would limit signs to 200 ft. maximum for multi-tenant properties. Also, under the current sign ordinance they can have a second sign if they have more
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than 200 ft. of frontage and third sign if they have more than 400 ft. of frontage. The proposal would change that to one sign with a 300 ft. of frontage and a second sign if they had frontage from 300 to 600 ft. These pending changes to the sign ordinance should be included in any possible approval.

Rob Benson, the applicant, said their concept is to make this area different from the carwash on River Road. The reason they came up with this is because of a market research. They wanted to create a convenience center that would benefit the community. The carwash is on 1/5 of this property. As they develop the concept, they came to the conclusion that 700 West was the only way to get the flow of traffic and to do it in a safe matter. Also walking customers could enter on 700 West. Their intent is to completely comply with the development agreement and sign ordinance changes. Rob stated that the landscape would block out the noise for the residents on 700 West. He indicated that the carwash will close at 7:00 p.m. during the winter hours and 9:00 p.m. during the summer hours.

Commissioner Stout asked about the ingress and egress on 700 West does he anticipate that it will be used more for coming to their location or for leaving? Rob replied that it would be used more for entering the location. Without the 700 West ingress and egress then this property would not be developable. Rob said with three entrances on 2.28 acre property it could survive. Commissioner Stout said it is your choice not to have two accesses off of Bluff Street. Rob said Bluff Street is a sore spot for UDOT. They have been directed by UDOT and his traffic engineers to have three areas from the furthers point away.

Commissioner Taylor said what would stop the community to go through 700 West Street and cut through to Bluff Street for a short cut. Mark said they spoke to the Citys traffic engineer and he has received the draft study. He mentioned that the draft didnt address much of the movability on Diagonal. Mark said he does feel comfortable with the three accesses points. But he knows that will create more traffic on these roads.

Tyler Hoskins with Carter and Burgess said he wanted to point out that currently they have about 10 to 15 vehicles that do que up on Diagonal to make a turn onto Sunset. With this new design that UDOT and the City are jointly working on, it allows a free right movement off of Diagonal that will reduce that que. He felt it was necessary to have another way out which is the 700 West access. They have had discussion with UDOT regarding the access out onto Bluff Street. UDOT is very concerned about Bluff Street. As they looked at the current Sonics access onto Bluff Street you cant get out making a left hand turn.

Commissioner Stout asked if there will be a deceleration lane on Bluff Street. Tyler said the problem is that the deceleration lane takes you past the road you need to be in. It would have to

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begin prior to Sonics for a deceleration lane to work properly. Commissioner Campbell asked about the fabric coverings. Rob Benson replied that the height of the tent is 28 ft. to the tip. The buildings are 14 ft. in height.

John Bullock lives on the corner of 700 West and Diagonal. One of the access points is right across the street from his home. He is opposed to the ingress and egress drive.

Bill Aussieker lives at Sun Stone Condo. He would like to concur with Mr. Bullock. He doesnt approve of either access on 700 West or even Diagonal. The access to this property should be on the highway. His other point is there are too many gasoline pit stops in the area.

Nancy Jackson said her main concern is the park which is used quite heavily. When the soccer games are in session the excess parking from the community for these games parks on 700 West Street.

Rob Benson appreciates all the concerns that have been expressed on safety. That was one of their biggest things in the traffic impact study was to try and address how the 700 West egress and ingress would enhance safety and take-away potential catastrophes.

MOTION: Commissioner Clayton made a motion to recommend denial to City Council for an amendment to a development agreement associated with a C-2 (Highway Commercial) zone known as the Fawson Property to allow access on and off of 700 West Street, a carwash associated with a convenience store and gas station, and review of the proposed site plan and building elevations. The site is located at the southeast corner of the intersection of Bluff Street and Diagonal Street. Mr. Rob Benson, applicant. Commissioner Taylor seconded the motion.

Commissioner Stout said just a thought should the board hold off making any kind of recommendation until Aron Baker has reviewed the final traffic study. Commissioner Clayton said the reason for his motion was the difficulty of this site - it does not flow. To get to the services and to bring people in the manner that has been described and what happens on the site. So for that reason he recommends denial. Commissioner Taylor said the ground is not going away. There needs to be a resolution to this parcel.

Chairman Almquist said he thinks they have done this in the City on the corner of Brigham and Young Street when they came in and ask a question about Wal-Mart traffic. He is wondering what the purpose of 700 West in some regards might be altogether. If you would cut that street in half somewhere all the soccer people would comfortably be pulling in and having some sort of turn around.

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Rob Reid asked Commissioner Clayton for a clarification on the motion. Rob said right now the site is currently approved for the uses and terms in the development agreement. So his understanding is the site plan that is before the Planning Commission tonight could be approved and build. Jay Sandberg replied no, it would be subject to traffic study and access.

Commissioner Clayton withdrew his motion to request to table to reconsider some of the things that were talked about this evening. Commissioner Taylor said he would seconded that.

Jay Sandberg requested that this item not to be placed on the Planning Commission agenda until the final draft of the Traffic Impact Study has been reviewed by City Traffic Engineer.

Rob Benson asked what is the Planning Commission requesting - so he will be able to process. Does he understand that 700 West should be eliminated?

Commissioner Clayton made a motion to table this item until the complete traffic report is presented and hopefully in that time the applicant would consider some of things discussed here tonight. Commissioner Bracken seconded the motion.


Rob Benson said what criteria could they go by to make this project work.

Jay Sandberg said the issue falls back on the 700 West access. So maybe the applicants could come back regarding the access on 700 West. There are other options with this parcel.

All voted aye.


CONDITIONAL USE PERMITS

A. Consider a conditional use permit request to establish and operate a Day Care called Pooh Bear Day Care with a proposed maximum number of children up to 16 and hours of operation from 7:00 a.m. until 5:30 p.m. (Monday-Friday). The property is located in the A-1 zone at 2424 East, 2070 South in the Wild Flower Subdivision in Little Valley. Mrs. Osterman, applicant. Case No. 2005-CUP-010

Ray Snyder presented the applicants request to propose a Day Care Center in her residence. The applicant is proposing to have a maximum of 16 children. The day care would consist of one large school, kitchen area, a large play area, a nap room, a restroom, and an outdoor play area. There is a pool in the rear yard. The pool has a latched down safety cover and is contained within a locked fenced yard. The gate key is kept up high inside the house. A final fire PLANNING COMMISSION
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inspection would be required prior to operation. The applicant shall comply with all Fire Department conditions; such as the posting of fire escapes, routes, smoke alarms, etc.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a conditional use permit request to establish and operate a Day Care called Pooh Bear Day Care with a proposed maximum number of children up to 16 and hours of operation from 7:00 a.m. until 5:30 p.m. (Monday-Friday). The property is located in the A-1 zone at 2424 East, 2070 South in the Wild Flower Subdivision in Little Valley. Mrs. Osterman, applicant Commissioner Campbell seconded the motion. All voted aye.


B. Consider a conditional use permit request to construct a manager/security residence as a part of the existing Main Street Theater located at 35 North Main Street. The property is zoned C-4 (Central Business District Commercial Zone). Mr. Les Stoker architect, representative for Mr. John Clemons, property owner. Case No. 2005-CUP-006

Ray Snyder stated this is to construct a manager/security residence as part of the existing Main Street Theater. The building is not being enlarged, and the request has not been considered by staff as an increase in capacity. The applicant proposes a shared parking agreement with the property owner behind this building for one parking space. Staff recommends approval.

Les Stoker said the ordinance does read that they will need to put in additional parking for the resident. Commissioner Campbell said could you explain the living area in the basement. Les said there is a basement under the living area. The living area is one bedroom.

Linda Carlos is a business owner on 28 East Tabernacle. She has since moved her business because of the terrible parking. She wants to know what is being protected in this Main Street Theater that it requires a security person living on the site.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval for a conditional use permit request to construct a manager/security residence as a part of the existing Main Street Theater located at 35 North Main Street. The property is zoned C-4 (Central Business District Commercial Zone). Mr. Les Stoker architect, representative for Mr. John Clemons, property owner. Commissioner Campbell seconded the motion. All voted aye.


C. Consider a conditional use permit request from PacifiCorp to expand an existing substation, build a 138 KV double circuit line convertible to 345 KV (to replace the existing 138 KV line), and to build a communication microwave passive repeater located at

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approximately 1.3 miles and 1.0 miles north on Cottonwood Springs Rd., north of the intersection of Red Rock and Middleton Drive. The property is zoned OS (Open Space). Mr. Mark Cox, representative. Case No. 2005-CUP-007

Ray Snyder stated this is to expand an existing electrical substation, build a 138 KV double circuit line convertible to 345 KV (to replace the 138 KV line), and to build a communications passive microwave repeater (includes tower and repeater). They originally proposed a 185 ft. high microwave tower. Since then they are proposing to do a 40' to 60' tower with a repeater 25'-2". The proposed front fence line surrounding the repeater is located approximately 14' from the edge of the existing pavement. The Planning Commission will have to determine if a reduced setback should be approved. The Engineering Dept. recommends a concrete barricade be placed to protect the repeater. In addition, to the standard conditions, the following conditions are proposed:

1. Install a concrete protective barricade to protect the repeater from the existing roadway traffic.
2. At such time in the future that the road should be widened then the repeater would have to be relocated to accommodate.
3. The repeater shall not exceed twenty-six feet in height.
4. The relay tower for the repeater shall not exceed sixty feet in height.
5. This approval shall expire after one year per Section 10-17-9 if construction has not begun.

Staff recommends approval.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a conditional use permit request from PacifiCorp to expand an existing substation, build a 138 KV double circuit line convertible to 345 KV (to replace the existing 138 KV line), and to build a communication microwave passive repeater located at approximately 1.3 miles and 1.0 miles north on Cottonwood Springs Rd., north of the intersection of Red Rock and Middleton Drive. The property is zoned OS (Open Space). Mr. Mark Cox, representative, with the conditions of staff. Commissioner Bracken seconded the motion. All voted aye.


D. Consider a conditional use permit request to construct a 4-unit apartment building on a site along with an existing single-family residence located at 112 South, 300 West. The property is zoned RCC (Residential Central City). Mr. Roy Cook, applicant. Case No. 2005-CUP-008

Ray Snyder stated the request of the applicant to construct a 4-unit apartment building on a site that contains an existing single-family residence. There would be a total of five dwelling units PLANNING COMMISSION
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on the site. Ray went over the requirements in the RCC ordinance. The existing house is proposed to remain as a single unit, but be rented out as an apartment.

Staff comments are;

1. Should a two-story unit have an additional side yard setback?
2. Should the apartments be redesigned to blend in with the neighborhood?
3. Should a pitched roof be used?
4. The handicap space should meet width requirements for unloading.
5. The existing house encroaches over the setback.

Commissioner Stout said the intent of the RCC was not to allow someone to keep a single-family home and use the remainder of the property for multi-family housing and use the single-family home to meet density requirements.

Bill Laboto said he is representing Roy Cook. Bill said the structure that is there has a high pitched roof and is practically a two-story. He feels that this proposed development would be conducive to the neighborhood.

Chairman Almquist said there is a way to have a multi-family development and make it look like a big house. Bill said he understands their point but if they go back to their own ordinance where it says that you require the buildings to be two-foot elevation and four-foot offset. To go to that type of architecture with that roof it would be very unattractive. Chairman Almquist said he doesnt know if this is the architecture that the City wants to go with in the RCC zone. Commissioner Clayton said he also has a problem with the look of the building.

Toni Kilingonsmith she doesnt have any objections. She doesnt want to have two-stories close to her home.

Jeanette Alford said their issue is on parking and the school cross walk. She doesnt agree with multi-family living.

Commissioner Campbell said if this house was on a larger scale - the fact that these pioneer homes most of them were designed with all four elevations. There is lots of opportunity to make this happen for this neighborhood.

MOTION: Commissioner Clayton made a motion to table for two weeks at the request of the applicant.. Commissioner Campbell seconded the motion. All voted aye.


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PRELIMINARY PLATS

A. Consider a preliminary plat request for Kachina Cliffs Phase 2 with 26 single-family residential lots located east of Snow Canyon Parkway at approximately 2800 North. Mr. Howard Sierer, representative. Case No. 2005-PP-008

Mark Bradley said this is to create a subdivision with 26 single-family residential lots. The lot sizes range from 17,945 sq. ft. to 39,738 sq. ft. Portions of many of the lots have a no disturb restriction note due to the hillside ordinance.

Howard Sierer said the cul-de-sac was done to preserve the hillside area. There was a modest adjustment.

MOTION: Commissioner Stout made a motion to recommend to City Council approval of a preliminary plat request for Kachina Cliffs Phase 2 with 26 single-family residential lots located east of Snow Canyon Parkway at approximately 2800 North. Mr. Howard Sierer, representative. Commissioner Clayton seconded the motion. All voted aye.


B. Consider a preliminary plat request for Stone Valley Estates with 23 single-family residential lots located at 2780 East, north of 1450 South. Mr. Brett Burgess, representative. Case No. 2005-PP-007

Mark Bradley stated that this property was recently rezoned from agricultural to single-family residential. The applicant wants to create a subdivision of 23 single-family lots. The lot sizes range from 12,039 sq. ft. to 16,364 sq. ft. This parcel consist of 8.69 acres with 2.65 dwelling units per acre.

Staff recommends the following conditions;

1. Permission from the Irrigation Company to pipe the canal.
2. Letters from adjacent property owners (Schmutz and Cox) to acquire land to taper 2780 East Street.
3. Work with City Engineering Department on the proposed public street knuckle design and size by lots 17 & 18 and the temporary turnaround on lot 12.
4. A road and sewer layout plan should be prepared for this overall area to efficiently guide the development. The applicants have made effort to provide connectivity with their proposed layout.
5. The adjacent property owner to the east (McEntire) has submitted a zone change which will be scheduled on the March 8, 2005 Planning Commission meeting. Staff is not comfortable
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proceeding with this proposed preliminary plat without a plan for the area, especially between the two properties (property lines, sewer lines, and canals.) It is critical to have more information in order for staff to make a reasonable recommendation to the Planning Commission to make a recommendation to City Council.

6. Staff recommends the two property owners/applicants bring the preliminary plats in together for consideration. In the mean time this applicant for Stone Valley Estates can be working out the details described under staff comments.

Jim Raines said they recognize what the City staffs asking for. The letter that Brett gave you is a little bit dated. They met with McEntire group and they can make this plan work for them. The real heartache they have with them is a 40 ft. road that they dont own and if they cant do that then they cant move forward.

Jay Sandberg said there are little wedges there and to get the full width they need to deal with that.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a preliminary plat request for Stone Valley Estates with 23 single-family residential lots located at 2780 East, north of 1450 South. Mr. Brett Burgess, representative, subject to the conditions set by staff. Commissioner Bracken seconded the motion. All voted aye.


WALL HEIGHT

Consider a request for a retaining wall that would exceed ten (10') feet in height up to thirty (30') feet along the back of Lots 32, 33, and 34 of the Southgate Phase 4 Subdivision. Mr. Dan Steuer, applicant. Case No. 2005-WH-001

Mark Bradley said the applicants request is to get a height approval above 10 feet and it gets to a height of up to 30 feet in some centers. The Engineering staff has gone out and visited the site.
The challenge with some of these lots together with that great of height is the maintenance of the wall. The applicant has obtained signatures for Lot 34. Adjacent property owner approval for lot 32 and 33 are yet to be provided to staff. Phase 3, Lot 48 is adjacent to Lot 32. Staff comments are two outstanding issues; a) above 6 ft. requires approval between the two adjacent property owners. This did not happen. b) above 10 ft. requires approval from the Planning Commission. Staff does not support the requested height and recommend the lots be graded for walkout basements to reduce the height.


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Jay Sandberg Assistant City Engineer said they feel the height of the wall is to high for the type of wall that is proposed. The City has been working with all the geotechnical engineers in St. George and they have come up with some standards for stacked rock walls. The standards are in the process of being reviewed by the Home Builders Association. They are proposing that the maximum height of a stacked rock wall be 16 ft. and that is in an area where you have good access for maintenance. Also, the minimum setback be at least the height of the wall. There have been a lot of problems with rock walls in the last few months. When the wall is wedged between two homes it makes it difficult to fix problems. The Engineering Dept. feels this is an excessive height for this type of wall. Jay suggested another type of wall be used such as geneva block or keystone or concrete.

Jay said part of the standards they are adopting are that the rocks and construction have to meet several criteria.

Chairman Almquist said the engineering report does not setforth a required compaction percentage. What does the City require? Jay said it is normally 95%.

Dan Steurer the applicant stated this is the last three lots in this subdivision. In their site plans they originally proposed the walls to be 20 ft. each with a 5 ft. step. He is not comfortable with that either. Dan wants to propose a three 10 foot sections bringing them to 30 feet in the worse case. That does allow for a walk out basement that actually is below grade on the up hill side. These are 15% slope lots. So in 110 feet they dropped almost 17 feet from corner to corner. There are three houses already currently built. Dan said the building department will not issue a certificate of occupancy on the uphill side. Those lots start at 0 on the uphill side and finish at 17 to 18 feet on the downhill side. The rock walls were built for those lots and were inspected, compacted and letters of certification are provided by AGEC. Any manufactured system utilizes a tie-back of either geogrid or some kind of method to redistributing the lateral forces of the earth. They do compaction every two feet on every lift. The quality of rock is best in the valley. To Dans knowledge there has not been one failed wall any where in town that was built under these guidelines.

Chairman Almquist asked how tall is the wall on northwest corner of lot 30? Dan said it is actually two lifts - hes not sure how tall the tallest lift is. Chairman asked what height will the walls be for Lots 32 and 33.

Gary Brown said they did this subdivision quite a while ago. They have tried very hard to make this a good subdivision. Now this problem has come up. He thinks with what they have done


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with the lots - they have been careful and they will continue to do so. So he would hope that they could get this done. He has a legal problem because he has already sold the lots.

Marc Brown Engineer for the applicant said he respects the Citys position. He has been working in the Southgate area for about 20 years. He has never seen any walls falling down in that area. The other thing on those pre-manufactured units suggested by Jay basically it is the same type of construction as is on the manufacturing as it is on a rock wall. It is really the geogrid and whatever is in there that is retaining the soil. The wall is just a face. Any retaining wall is going to move a little bit.

Marc said as a professional engineer, he is recommending that Planning Commission approve this wall as recommended by AGEC. The difference is the developer wants to go with three 10 ft. lifts instead of the four lifts. The setbacks on each 10 ft. step would be 5 ft. setback.

Jay asked if Marc had reviewed this design. Marc replied he did but not in great depth.

Chairman Almquist said that each wall is considered a wall or are you looking at the entire thing as one wall. Jay replied just from an engineering point of view they are looking at it as a 30 ft. wall. Chairman Almquist asked what does the code require. Jay said any wall over 4 ft. needs engineering design and approval and always had. Jay said based on engineering they have set the requirements to 16 ft. as the maximum height for a rock wall.

There was discussion on changes and cautions.

Commissioner Bracken pointed out failures of walls and made reference to how they are built.

Jay expressed concerns with stacked rock walls and how they are yet to experience an earthquake. He is not convinced that rock stacked walls of that height can be engineered safely.

Dan Steurer discussed lot # 34. It may not need the Planning Commission approval. He feels that they dont need approval because he looks at each wall individually and not as one big wall.

Gary said they all want to do what is right. He would hope that they would make a motion tonight.

Mark Bradley read in the record the ordinance regarding the height of retaining walls.

Bob Nicholson said he knew that this item would put the Planning Commission in a very difficult position. The solution and standards that Jay Sandberg and the geotechnical engineers PLANNING COMMISSION
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have drafted is now going through the process of approval. In the Parade of Homes instance the City could not get certification because the walls were already built but they will give a letter of opinion. So in this instance where the walls have not been built yet then they will require a certification.

Commissioner Taylor asked Jay if he would feel comfortable if there was a log that confirmed daily inspections. Jay said the City would require a more detailed design address in access, maintenance, inspection requirements meeting the proposed ordinance if approved.

MOTION: Commissioner Taylor made a motion recommend approve of the request for a wall height on Southgate Phase 4 allowing the retaining wall that would exceed 10 ft in height up to 30 ft. long in the back of Lots 32, 33 and 34 with the following stipulations that a geotech engineer is employed and inspects regular and provides inspection certification notices as the wall progresses. Inspector engineer will meet the standards for the rock construction that is presently outlined.


Deputy City Attorney Ron Read asked for more clarification. On Lot 34 they only need 20 ft. - is that right? Dan Steurer said that is right. Jay Sandberg said the design was conceptual and he would feel more comfortable if there was a grading plan showing the walls done for those three lots that show the walls and existing contours by the professional engineer.

Chairman Almquist said if it was referred in the motion that not only the daily inspections but also the AGEC recommendations are followed. Jay said that AGEC called him last week and asked for the final recommendations to them so they could follow them as they build this wall. He doesnt believe that inspections will be a problem. Deputy City Attorney Ron Read said they dont want every inspection certified they just want it at end. Jay said that one of the criteria in the new standards is that there are fairly substantial monitoring and inspections.

MOTION: (continued) Commissioner Taylor added that Lots 32, 33, and 34 are designed for walk-out basements. Commissioner Stout seconded the motion. All voted aye.


MINUTES

Consider approval of the Planning Commission minutes of the meeting of February 8, 2005.

A motion for approval of the minutes was made by Commissioner Stout and seconded by Commissioner Bracken. All voted aye.