Planning Commission Minutes

Tuesday, March 8,2005



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
March 8, 2005 - 5:00 p.m.


PRESENT: Chairman Gil Almquist
Council Member Suzanne Allen
Commissioner Myrna Stout
Commissioner Chapin Burks
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



CALL TO ORDER

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

DISCUSSION ITEM

Discussion item on Black Ridge Drive and Hilton Drive intersection. City of St. George Planning Commission, initiated. Case No. 2005-DI-001

Aron Baker the City Traffic Engineer presented this item. He stated that with Blackridge Drive now being used it has impacted the Bluff Street corridor. Where a future main entry to Blackridge Drive a traffic signal has been planned and SID paid for the underground work to go in. The City is participating with UDOT to do a corridor study on Bluff Street. They are looking at Bluff Street to see what is going on with the traffic. Aron stated that this time of the year is the worst traffic time during March and April. It gets worse every spring.

Chairman Almquist said the initial discussion about a month ago was to take some pressure off the back to back signal situation from the intersection section of both Bluff and Main and then quickly up to Hilton and Blackridge. From a hillside perspective the HSRB is not happy with where the airport road is planned. Because it violates City ordinance to built right there. It does not make a great deal of sense to make Hilton Drive, 250 West and the entrance to be right in a row especially on a curve. The idea was that first light the one you encounter on Hilton and
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Blackridge would be moved up to 250 West. Then Hilton would actually tie into there and make a four-way. Chairman Almquist said to Aron they were hoping with his influence and planning if he could see if that is possible.

Aron Baker said he would like to respond to the 250 West location for a signal. The Blackridge Development had a very comprehensive layout at one time. He indicated that was the location decided upon by property owners and developed plans they had at the time.

Chairman Almquist said the effort that Blackridge may not be aware of is that perhaps the access to that end of the airport for future development would be best served by major light further up by 250 and taking advantage of the bench that goes all the way up by a gradual pace like Foremaster did and blends in with the hillside.

Commissioner Clayton agreed with the Chairmans comments. Chairman Almquist said they have asked people which have brought in plans before the Planning Commission and have asked them to change their plans. It happens all the time. It may make better sense now then it did five or six years ago.

Commissioner Stout asked about the improvements on 400 East. Aron Baker replied that part of improvements is the storm drain. The City needs to get that storm drain up through 400 East. The project is almost done. Cathy said there is no way they can put all the water into the drain. There are catch basins all along there.

Council Member Allen asked about the transverse drains? Cathy said that is the dynamic of the basins.

FINAL PLAT

Consider approval of a final plat for Painted Desert Phase 5 with 11 single-family detached patio homes located at approximately 1350 East 2450 South. Ence Brothers Construction, Inc., applicants. Case No. 2005-FP-016

Commissioner Clayton stepped down due to conflict of interest.

Mark Bradley said this is a subdivision with 11 single-family detached patio homes. This is ready for Planning Commissions consideration for approval.





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MOTION: Commissioner Stout made a motion to recommend to City Council approval of the final plat for Painted Desert Phase 5 with 11 single-family detached patio homes located at approximately 1350 East 2450 South with authorization for Chairman to sign. Ence Brothers Construction, Inc., applicants. Commissioner Burks seconded the motion. All voted aye.


Commissioner Clayton returned to his seat on the board.

PUBLIC HEARINGS - ZONE CHANGES

A. Consider a zone change request from OS (Open Space) and MG (Mining & Grazing) to PD (Planned Development ) on 567.11 acres and amend the existing Sun River St. George Development to add the said acres to the overall project located to the east and south of the existing Sun River St. George Development, west of Interstate 15. Darcy Stewart/Sun River St. George Development, LC and State Trust Lands (SITLA), applicants. Case No. 2005-ZC-003

Bob Nicholson said this is a proposal to add 567.11 acres to the existing 629 for a grand total of 1197 acres. There are two major components to the discussion on this, and one is the design and the other is road issues. The applicant has their traffic engineer here. This is a very successful project however they have envision tonight to have a good discussion but they feel this would be best served to come back because some of the information the City needs on the traffic study. Then have a final approval on a later meeting.

Bob stated the applicants are proposing to have 3,000 housing dwelling units. Bob went through the proposed plan and text. Bob stated the text has been complied to explain the various amendments. The text requires additional work.

Council Member Allen said if everything has to be indoors and they would want a nursery like Star Nursery, would it be permitted? Bob said it would be allowed in the Employment area which is a lite industrial area.

Bob said staff has requested a traffic study and they are stilling waiting to receive that information. The Bloomington round-a-bout is going to grow out in capacity.

Bob mentioned the Ft. Pierce area is growing out. Bob said a PD zone change does not give the applicant the right to build out. A PD zone does not guarantee them water capacity for every one of those units. Nor does it guarantee them road capacity. Bob said what the staff would normally do is look at those on each preliminary plat that comes into the City and evaluate every

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preliminary plat to make sure that there is road, power, sewer, water, etc. Staff does not know how many preliminary plats could get approved on that Bloomington round-a-bout.

Commissioner Stout asked it is her understanding that the City has a standard number of lots in a subdivision as to when a second access would be required. Bob said they dont have an actual number. The City does not have a hard number it is based on a case by case.

Rick Rosenberg representing Sun River development and SITLA said if you go back and look at the original zone change that has been granted for Sun River the initial one provided for Sun River to have 2,391 units. The product mix has been successful and requires more land area. The zone change before you now is a planning tool. SITLA has requested that they look at the whole area. SITLA said they are not going to do any of the commercial or employment areas until the interchange is in place. Sun River is continuing to grow. Traffic impact study looked at phasing the project. This gives them the tool to plan for the entire area. They need the resource to do the project right.

Chairman Almquist asked if he has any problems with Bobs recommendation to clean up the text. Rick replied no. The only area that Gary Wood was concerned about was the sign. Rick said the issue comes up with traffic. There has been a deal of concern about the Bloomington round-a-bout. His opinion this is a regional issue. He feels it should be a regional solution not a Sun River solution. They have planned the second access by the south side of the existing church.

Tyler Hospins with Carter and Burgess said he has been working closely with Darcy Stewart and SITLA to assess the traffic impact based on this proposed development. As Rick mentioned, they have broke this project up to 4 phases. One of the questions they really are trying to address is the road access. If they add an additional 900 homes what kind of an impact does that create on Pioneer Road. They found that they were operating on acceptable levels accept for the Man-of-War and Pioneer Road intersection. The assumption that they made was that they would have 80% of all of the traffic go to the new interchange and 20% of it would still go up Pioneer Road. There is also traffic on the other side of the road with the South Block project. One of his questions is how do these round-a-bouts work. They are already feeling congestion on those round-a-bouts. They want to know how Sun River will impact those round-a-bouts.

Darcy Stewart said the round-a-bout is a problem. It would be their request to have this item pushed onto City Council.



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Aron Baker the City traffic engineer said he has not seen the final data of the traffic report. He has a lot of reservations.

Rick Rosenberg said Sun River would like to continue to build. They would like to continue buying pieces from the SITLA.

Commissioner Clayton asked if the area that belongs to SITLA originally part of the master plan of Sun River. Rick said no.

Commissioner Stout asked when this original was approved as part of the overall master plan what was the City Council thinking as far as the timing of when this second access was going to go in. She said she would have to say no if the second access was not put in before they put in 2,900 homes. Rick said it would be nice if they controlled that second access. The second access is the federal highways control. She agreed with that but she wouldnt be able to approve this.

Council Member Allen said no one expected that Sun River would be built out the way it has.

Council Member Allen said what is SITLAs level of getting the second access. Stacy for SITLA said they are actively participating on that second access. It is a high priority to them.

Bob Nicholson said they would like to see the traffic study wrapped up. He suggests that this continue to the meeting in April. City Council wants to have these issues shifted through. Hopefully the traffic study will come back with some cleanups.

MOTION: Commissioner Taylor made a motion to recommend to table this item for one month to give an opportunity to resolve the concerns with regard to text, a traffic study and other issues that may give the Planning Commission a better picture of what the zone change may do to the City in the near future. He feels the traffic study should be completed. Commissioner Stout seconded.

Commissioner Burks voted nay
Commissioner Campbell voted aye
Commissioner Bracken voted aye
Commissioner Stout voted aye
Commissioner Taylor voted aye




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B. Consider a zone change request from A-1 (Agricultural) to R-1-12 (Single Family Residential) on 7.91 acres located at approximately 1200 South and 3000 East. Larry McEntire, applicant. Case No. 2005-ZC-008

Mark Bradley said this property is along 3000 East and north of 1450 South. As far as the request is concerned it is very similar to what has been approved for that area. Most of that area is going to this direction. It is also consistent with the General Plan.

Chairman Almquist said they would have to go through the same process as the others have in the area prior to the Planning Commission receiving any sort of preliminary plat. Mark said that is right they would see that with a preliminary plat.

MOTION: Commissioner Stout made a motion to recommend to City Council approval of a zone change request from A-1 (Agricultural) to R-1-12 (Single Family Residential) on 7.91 acres located at approximately 1200 South and 3000 East. Larry McEntire, applicant. Commissioner Campbell seconded the motion.

Chairman Almquist asked if there were any question on the motion. Rob Reid said in light of some unresolved problems with the road alignments they would request that it would be tabled. Commissioner Stout withdrawn her motion. Commissioner Campbell seconded that. Rob Reid said he would like this item tabled for an indefinite time until they can get the road issues resolved. Commissioner Stout made a motion to tabled indefinitely to allow the applicants to work out some road issues. Commissioner Clayton seconded the motion. All voted aye.


CONDITIONAL USE PERMITS

A. 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

Mark Bradley said this item was tabled from the last meeting on February 22, 2005. A new site plan and elevations were received March 2, 2005. The new design shows the pitched roof. If you recall in the last meeting there was a resident to the west that was concerned with the height of the buildings adjacent to her single-story home. Mark said in the current zone if a person built a two-story home they could go up to 35'. As far as staffs comments, staff would like to see if it would be a reasonable request to see if they could move the building to the east a few feet. The question is for the Planning Commission to consider the design, the handicap space and the pitched roof.

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Commissioner Campbell said this is great improvement - the front of the building has resemblance of the pioneer home. The elevation is no different from the last one the Planning Commission saw before. He said he has a problem with this.

Bill Loboto the representative for Roy Cook said the cost has to be factored in. Obviously, presenting it the way it is it is less expensive than to be canter living floors over, building extra supports for an architectural appeal.

Chairman Almquist said does the RCC allow any leverage on planting additional trees. Mark said as part of the Conditional Use the Planning Commission could ask to have the trees planted. The benefit to the applicant is to get additional units on this piece of land.

Bob Nicholson said the ordinance states that building design for attached dwelling units shall have a minimum roof height variation of two feet between units and minimum 4 ft. variation in the front setback between attached units. Mark Bradley said there is a provision that the Planning Commission has to determine that the overall design is compatible with the surrounding neighborhood and that it promotes the overall improvement for the City.

Commissioner Campbell said if the gable end was stuck out a couple of feet that would make a big difference in that elevation.

Commissioner Stout said they are setting precedence here. If they dont do this right from the very beginning then the Planning Commission will be sorry. Bill said they need to understand that there will a block wall between the residential zone and this zone. Bob Nicholson said that there is no requirement in an RCC zone for a block wall.

Curtis Alford said they saw some pictures of their neighborhood. His neighborhood has some apartment areas. He stated that this is basically a four-plex not a duplex.

Commissioner Stout left at 7:00 p.m.

Curtis presented pictures of homes in the neighborhood. In closing how does this promote the improvement of the City if it doesnt improve our neighborhood. The density level has already exceeded for this area. If you let him build this, it will create more traffic. He suggests they reconsider their decision.

Scott Hansen said he is not supportive to have the multi-family in this area. He is worried about his family and children safety with the increase in traffic.

Connie Blake said she lives on the back side of this neighborhood. She is concerned about the school children crossing the street between 100 South and 300 West. The neighborhood needs to PLANNING COMMISSION
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have owner occupancy. She wants to keep the City clean and family oriented. The area is already over populated.

Christina Wood states that she lives across the street from the Walt Brooks home. She loves this area. Traffic is heavy on 100 South. This is a family neighborhood.

Toni Klingonsmith said the back of the duplexes will look right into her backyard. She realizes that if a home was built there they would be able to see her back yard also. This will not give her any privacy. She is concerned about the number of people living in these duplexes. If this is approved, she will not have neighbors but strangers.

Jim McCarter said he currently owns a rental home one block from this proposed site. Whatever decision the Planning Commission makes tonight will affect the neighborhood. This continues to be their pursuit. Mr. Cook said he would do a joint effort. There is no one in the neighborhood that wants this to take place.

Commissioner Clayton called for a question.

Commissioner Campbell asked for the Community Development Director Bob Nicholson to read into the record the ordinance for the RCC zone and multi-family. Bob Nicholson read the ordinance of the RCC zone and the multi-family ordinance into the record.

Commissioner Taylor said the downtown committee worked very hard to make this RCC zone work. He thinks the owners of property in the RCC zone want to have a sense of confidence in the community. His point of view on this issue before them tonight really challenges the RCC zone. The property that desires to be developed is not in the best interest for the community.

Bill Loboto said the Planning Commission are down playing apartments. The applicant has met all the requirements that are outlined in the RCC zone. They could put a two-story single-family home there.

MOTION: Commissioner Burks made a motion to recommend to City Council to deny 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. Commissioner Campbell seconded the motion. Deputy City Attorney Ron Read asked for clarification asking if the bases of that would be basically Commissioner Taylors statements that it doesnt meet the compatibility or promote the well fair. Commissioner Burks replied yes. All voted aye.



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Bill Loboto asked for some guidance on what the Planning Commission might accept. Commissioner Clayton replied two single family homes with two residents. Bill said if he would put the stairs in the rear of the home would the Planning Commission accept that. Commissioner Campbell said they need to look like single-family homes so staircases in the rear of the homes would not work.

B. Consider a conditional use permit request to construct a detached accessory garage that would exceed the allowable height of fifteen feet up to approximately twenty feet six inches (20'-6") high. The property is located at 3695 Sugar Leo Road in Bloomington within an R-1-10 (Single-family Residential 10,000 sq. ft. minimum lot size) zone. Mr. Porterfield applicant. Case No. 2005-CUP-011

Mark Bradley presented slides of the parcel. Mark said they received the Bloomington Architectural committee approval. They meet their setbacks. Mark said because of their location and the recent flooding that has taken place the Engineering Dept. recommends a 2 ft. elevation pad be used for the flood protection of the area.

Gerald Porterfield said he has a flood certificate which states that he is not in the flood zone. This structure is strictly to improve the neighborhood so he can park his motor home inside. He doesnt see any reason to add the 2 ft. elevation pad.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a conditional use permit request to construct a detached accessory garage that would exceed the allowable height of fifteen feet up to approximately twenty feet six inches (20'-6") high. The property is located at 3695 Sugar Leo Road in Bloomington within an R-1-10 (Single-family Residential 10,000 sq. ft. minimum lot size) zone. Mr. Porterfield applicant, with provision that the applicant s election they may situate the height of the building at 18 ft. 6 inches. Commissioner Bracken seconded the motion. Commissioner Clayton said what he is saying is that he could build the building at 18 ft. 6 inches however, if he chooses to build at 20 ft. 6 inches he may. All voted aye.


Chairman Almquist asked about the flood document the applicant has. Mark said he didnt know if the Engineering Dept. had a copy of this flood certificate. Mark will be willing to meet with Jay Sandberg City Engineer and if they are comfortable enough to allow him that option whether to be at 18 ft. 6 inches.




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C. Consider a conditional use permit request to operate Speed-E-Crete a proposed short pour concrete company that would primarily supply small home projects which would consist of erecting a small batch plat, constructing material storage bins, and leasing office space in an existing building. The property is located at 825 North Industrial Road on property owned by Rocky Mountain Company within a M-1 (Manufacturing) zone. Mr. Rick Josephsen, applicant. Case No. 2005-CUP-009

Bob Nicholson said the reason it is before you tonight is because the use list under a M-1 zone states that a concrete or asphalt mixing and batching plants require a conditional use permit. Staff would recommend approval.

Commissioner Burks asked how long of a lease do you have. Rick Josephsen said they are looking for a one year lease. This property is up for sale and they are looking at purchasing it as well.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a conditional use permit request to operate Speed-E-Crete a proposed short pour concrete company that would primarily supply small home projects which would consist of erecting a small batch plat, constructing material storage bins, and leasing office space in an existing building. The property is located at 825 North Industrial Road on property owned by Rocky Mountain Company within a M-1 (Manufacturing) zone. Mr. Rick Josephsen, applicant. Commissioner Burks said he would like this added to the motion, if the conditional use permit runs with the applicant and if he leaves the CUP would be voided. Commissioner Clayton agreed to add that. Commissioner Bracken seconds the motion. All voted aye.


D. Consider a conditional use permit request to construct an LDS church stake center on property located in the vicinity of the intersection of 280 North Street and Mall Drive within an R-1-10 (Single Family Residential 10,000 square foot minimum lot size) zone. Mr. Dennis Patten, architect, representative for the Corporation of the Presiding Bishopric of the Church of Jesus Christ of Latter Day Saints. Case No. 2005-CUP-012

Bob Nicholson said it is located just south of 280 East and Mall Drive. This stake house will be south of the existing church. Across the street you have the Santa Fe Townhomes. Staff did ask if the access could be flipped so it would match with Santa Fe access. Staff would recommend approval.

Commissioner Campbell asked what the distance is from the south driveway and the one across the street. Bob replied that he will let Todd answer that question.

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Todd Robertson said he believes that the access is about 30-50 ft. away from their proposed access.

Council Member Allen brought up that there was a letter in their packets expressing concerns about the lighting of the stake center. Todd Robertson replied that there will only be 9 lights for this area.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a conditional use permit request to construct an LDS church stake center on property located in the vicinity of the intersection of 280 North Street and Mall Drive within an R-1-10 (Single Family Residential 10,000 square foot minimum lot size) zone. Mr. Dennis Patten, architect, representative for the Corporation of the Presiding Bishopric of the Church of Jesus Christ of Latter Day Saints. Commissioner Clayton seconded the motion. All voted aye.


E. Consider a conditional use permit request to construct a 54,000 sq. ft. three level medical building with a maximum height of fifty feet (50') on property generally located west of the intersection of 1450 East and Foremaster Drive within an AP (Administrative & Professional) zone. The building would be known as Coral Desert Health Center II. Mr. David Blake, representative for Foremaster Holding LLC. Case No. 2005-CUP-005

Bob Nicholson the reason it is on the agenda is for the height request. This is basically a clone of the existing building that is currently there. They are 318 ft. from the property line with Meadow Creek townhomes. The council in approving the zone change indicated that this site would come up some but it would still be 3 ft. below the sidewalk grade.

David Blake said one of the comments they took from City Council was an attempt to not fight the downward-sloping grade quite so much. The original plan had the site being graded fairly flat. To accommodate the grade one of the things they are considering is to having a daylight basement in the back of the building.

Council Member Allen how far will you be on your final building from Meadow Creek townhomes. David said he has not finalize any of his plans but the ordinance states he needs to be at least 40 ft. away from the subdivision.

Dean Williams stated that he lives in Meadow Creek. He is here tonight representing the citizens of Meadow Creek. They are concerned about the promises that were made and were not met. He referenced discussions years ago explaining their recollection of agreements that have not been met. They are concerned about additional entrances and exits on and off of Foremaster Drive. To his knowledge there has not been a traffic study for this area. He made reference to the new PLANNING COMMISSION
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mediums being installed up River Road. He suggested to the Planning Commission to visit the site around 4:00 p.m. If they had another additional access, it would create a hazardous that would be unacceptable.

Dean Williams said what they are not telling you is that they are going to raise the elevation. Now if they build a 2-story building and put in a fill that will put the base of the building right parallel with the east side of their development. He hopes the Planning Commission will lend an ear to their opposition.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a conditional use permit request to construct a 54,000 sq. ft. three level medical building with a maximum height of fifty feet (50') on property generally located west of the intersection of 1450 East and Foremaster Drive within an AP (Administrative & Professional) zone. The building would be known as Coral Desert Health Center II. Mr. David Blake, representative for Foremaster Holding LLC. Commissioner Bracken seconded the motion. All vote aye.


HILLSIDE DEVELOPMENT PERMITS

A. Consider a request for a hillside development permit for a proposed single-family residential development located off of 1450 South at approximately 2600 East on Schmutz Hill. Mr. Darren Hensley, applicant. Case No. 2005-HS-002

Mark said the Hillside Review Board met on site on March 2nd. Mark presented the site plans with the slope. The Hillside Review Board recommends approval with the following modifications:

1. Adjustments of lot lines to enlarge the open space/no disturb area to eliminate the 40% slope areas from the platted lots. Allow a flag lot (around proposed lot #16) if needed. To be reviewed by staff.
2. Provide a proposed treatment plan for the cuts off 1450 South (north hillside cuts). To be reviewed by staff.
3. On the cul-de-sac street (street designated as street #2) minimize the fills as shown on the plans and put two 5 ft. walls on the north side. If the grade of the street needs to be revised to minimize the cuts a dip in the road would be allowed.

Commissioner Taylor asked where is the 2580 East road run? How far into that property does it go. Mark replied the road is referenced which goes into River Hollow subdivision.


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Darren Hensley said the road goes straight up the hill - the slopes would be very difficult and would require a great deal of cutting.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a request for a hillside development permit for a proposed single-family residential development located off of 1450 South at approximately 2600 East on Schmutz Hill. Mr. Darren Hensley, applicant, including the conditions set forth by Hillside Board. Commissioner Burks seconded the motion. All voted aye.


B. Consider a request to revise a hillside development permit for the Stone Cove subdivision located off of 1450 South at approximately 2550 East on Schmutz Hill. Mr. Norm Dobson, applicant. Case No. 2005-HS-003

Item was tabled.

C. Consider a request for a hillside development permit for a proposed single-family residential development located off of Sir Monte Drive and Rolling Hills Drive on Southgate Hill. Mr. Brett Burgess/Quality Development, applicant. Case No. 2005-HS-004

Mark said the Hillside Board recommends approval as submitted with the condition that they continue to work with staff to work out the surface water drainage as discussed at the meeting. He said one of the concerns staff has is the proposed slope map. Mark said for a cul-de-sac to work sometimes you need to raise it. Mark said as low as the homes are in the Legacy project and then the cul-de-sac being raised up it naturally imposes on those homes that are much lower because of the height of the grade. This is one of the concerns that staff has.

Council Member Allen asked how high would the cul-de-sac need to be raised. Mark replied that they dont have the exact numbers.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request for a hillside development permit for a proposed single-family residential development located off of Sir Monte Drive and Rolling Hills Drive on Southgate Hill. Mr. Brett Burgess/Quality Development, applicant. Commissioner Burks seconded the motion. All voted aye.




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PRELIMINARY PLATS

Consider a preliminary plat request for Stone Cliff Phase 10 with 64 single-family residential lots located at the southwesterly portion of the development off of 1450 South Street, east of River Road. Gail Maxwell, representative, applicant. Case No. 2004-PP-051

Mark Bradley said they have seen this as a Hillside development request in November 2004. The approval of this would be conditioned upon the Councils approval finalizing the financial plan. Overall the area has been reduced with fewer units because they have decided to go with larger lots. This is because that most of the area has consumed most of the area as common space. Staff recommends that they provide that common area as shown.

Commissioner Clayton asked how many square feet are required. Mark said it is 200 sq. ft. per lot or unit. On this particular area it 64 lots. Commissioner Clayton said does the staff have an objection to what is being proposed out there. Mark said staffs position is if you have a plan there and people buy into that project that they can expect to what they are buying into.

Gail Maxwell said they hadnt held to the 200' on anything. Right now they have put in over 100 acres into open space and some of that could have been developed. Gail said the area over the hill they designated that as open space. He would hope that they have met their open space allotment. Gail said 30,000 sq. ft. in this area is probably around $400,000. So they are hoping that the Planning Commission would accept the fact that they have diminished 20,000 sq. ft. over the preliminary plat that was recorded in 1993.

MOTION: Commissioner Clayton said in consideration of the applicants reduction of the number of overall units he finds that the open space that remains that has been reduced by 20,000 sq. ft. is not significant change and therefore recommend approval to City Council of a preliminary plat request for Stone Cliff Phase 10 with 64 single-family residential lots located at the southwesterly portion of the development off of 1450 South Street, east of River Road. Gail Maxwell, representative, applicant. Commissioner Burks seconded the motion. All voted aye.


B. Consider a preliminary plat request for Whispering Ridge Phase 1 & 2 with 37 single-family residential lots located at Indian Hills Drive at approximately 1200 West. Mr. Cary Blake, applicant. Case No. 2005-PP-006

Mark said the preliminary plat has been revised since they made comments in the Planning Commission report. They are proposing the two phases. Some of this will need to be a consideration on the location of the access and the site distance. They will be improving along PLANNING COMMISSION
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Indian Hills Dr. There are a couple of comments in the report. On Lot 25 there needs to be an adjustment there. Staff does not know how they plan on addressing the open space. If being proposed as dedication or donation to the City, the city Council would have to officially accept the donation through a separate request. Staff is not for certain whether or not the City would want the portion of open space between the proposed lots and Indian Hills Drive (maintenance and liability issues).

Mark said the submitted preliminary plat was returned to the applicants engineer to address the following: (the revised plans are available at this meeting)

1. Access location along Indian Hills Drive and site distance.
2. Improvements along Indian Hills Drive.
3. Cross-sections along Indian Hills Drive.
4. Drainage around homes to the street.
5. Drainage downstream of development.
6. Drainage easements and swales.
7. Details on contours and hillside design criteria.

Cary Blake said he met with BLM about three weeks ago. The idea is for him to donate some property for a park and a trail head. As far as he knows the City is anxious to acquire that. He believes that it will be included into the overall plan. He believes this will be a good mixed for the community.

Brett Henke the engineer on the project said that last time they came in on Hillside there were some concerns about acquiring the BLM land and having the slope requirements met. There is a portion that they will add just as open space to meet that requirement. The two phases of the project now are actually over the amount. They will only disturb 23%. If the BLM land never came into it - it would still meet the Hillside requirements.

Cathy Hasfurther City Engineer said he talked to Jay Sandberg City Engineer and he said that he met with Cary Blake out on site at the initial entrance and it does need to be moved to the east due to site distance problems and the Brookfield Estates access. Cathy said that Cary Blake said he would be willing to do that.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a preliminary plat request for Whispering Ridge Phase 1 & 2 with 37 single-family residential lots located at Indian Hills Drive at approximately 1200 West. Mr. Cary Blake, applicant, with any remaining considerations from staff that need to be addressed. Commissioner Bracken seconded the motion. All voted aye.

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C. Consider a preliminary plat request for Toroweap at Entrada with 68 detached patio homes located at 2000 North and Tuweap Drive. Mr. Hank Isakson, representative. Case No. 2005-PP-009

Mark said the zone change came before the board on February 3, 2005. This is fairly flat. Staff recommends approval just finalizing the details on Tuweap Drive improvements.

Hank Iskason said on Tuweap Drive there is a planted median to go through there. They are more than willing to pay their half. The only issue is how do they finish it down by the hospice. There are two lots that are going through the process right now that the hospice owns. He has been approached by the hospice to buy those two lots. He agreed to do that. If he can work that out with the hospice to buy those two lots then he would be glad to finish that off. There are no slope issues.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a preliminary plat request for Toroweap at Entrada with 68 detached patio homes located at 2000 North and Tuweap Drive. Mr. Hank Isakson, representative, subject to the finalization of details on Tuweap Drive. Commissioner Bracken seconded the motion. All voted aye.


MINUTES

Consider approval of the Planning Commission meeting minutes of February 22, 2005.

Minutes were approved with minor corrections.

Meeting adjourned at 9:00 p.m.