Planning Commission Minutes

Tuesday, April 26,2005



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
April 26, 2005 - 5:00 p.m.


PRESENT: Chairman Gil Almquist
Commissioner Myrna Stout
Commissioner Chapin Burks
Commissioner Ross Taylor
Commissioner Vince Clayton
Commissioner Kim Campbell
Commissioner Ron Bracken
Deputy City Attorney Ron Read
Community Develop. Director Bob Nicholson
Planner Mark Bradley
Planner Ray Snyder
City Engineer Jay Sandberg
Deputy City Recorder Linda Brooks

EXCUSED: Council Member Suzanne Allen



CALL TO ORDER

Commissioner Stout called the meeting to order, welcomed those in attendance. Commissioner Stout led the flag salute.

Chairman Almquist arrived.

PRESENTATION

Presentation of the City Water Supply and Demand. Barry Barnum, Water Services Director, City of St. George. Case No. 2005-PRE-002

Barry Barnum said the City has 22 wells which are owned outright. They all function at full capacity right now. Last year the City hit a maximum of 40 million gallons a day. Counting for growth, they will use about 44 million per day. Under normal conditions they should be alright for this summer.

Barry said they are starting to plan to drill wells in the Little Valley area. As the agricultural zone grows they will be able to use water - if they could use some of that water to irrigation fields then that would extend the culinary water supplies even further. This will help with the long term plan.
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Chairman Almquist took a moment to address the audience on the Roberts Rules. He stated there will be no public clamor. No long letters will not be read into the record. They need to be submitted in advance at least one week. There will be no outburst from the audience. If there is an outburst it goes against you. The Planning Commission will not allow anyone to badger the applicant. No one on this commission has decided how to vote on an item until it is heard. They are very open minded. There is a process of Calling a Question it has to be carried by 2/3 of the board. Most of the time when someone calls a question it is because the board has heard enough. They will allow some flexibility. Legal will guide them through any process. There is an appeal process for the applicant.

FINAL PLATS

A. Consider approval of a final plat for The Riverfront with 21 single-family detached patio homes located at River Road at approximately 2650 South. Richardson Homes, Inc., applicants. Case No. 2005-FP-025

B. Consider approval of a final plat for Willowbend Townhomes with 9 townhome units located at the southeast corner of intersection of Valley View Drive and Indian Hills Drive. Ence Bros. Construction, Inc., applicants. Case No. 2005-FP-026

C. Consider approval of a final plat for Cotton Manor Phase 7 with 28 single-family detached patio homes located at 350 North and 2450 South. Springfield Investment, Inc., applicants. Case No. 2005-FP-027

D. Consider approval of a final plat for Tuscan Hills Townhomes Phase 1 with 46 townhome units located at Plantations Drive off of Dixie Drive. Haskell Homes, Inc., applicants. Case No. 2005-FP-028

E. Consider approval of a final plat for Tuscan Hills Phase 2 with 24 single-family residential lots located at Plantations Drive off of Dixie Drive. Haskell Homes, Inc., applicants. Case No. 2005-FP-029

F. Consider approval of a final plat for Stone Cove Phase 1 with 12 single-family residential lots located at 2520 East and 1450 South. Mr. Norm Dobson, applicant. Case No. 2005-FP-00

Commissioner Clayton stated he will not vote on Item 2B due to conflict of interest. He will not step down but wants it noted in the record that he did not partake in the voting process.


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Mark Bradley said they recommend that all final plats be approved by the final step process.

Deputy City Attorney Ron Read said Item D and E need to have a development agreement. The development agreement will cover roads and landscaping issues. The development agreement will need to cover who and what will develop by Dixie Drive including a decel lane.

Chairman Almquist said about four weeks ago when they approved Boulder Springs it was based on staff review. Does this mean the Planning Commission should approve these final plats seeing the staff review is not complete?

Mark Bradley replied that construction drawings are reviewed by staff. Final plats go through a 2-week review. The applicant picks the drawings up and revise the drawings based on the redlines made by City staff. There are times when things need to be corrected on the drawings.

Chairman Almquist said he doesnt feel this is fair to the developers. What if there are changes after its been to Planning Commission. The final plat should have all signatures by the time it is presented to the Planning Commission.

Chairman Almquist feels the developer thinks that they are one step away after this meeting. When in reality they could be quite a few steps away.

Bob Nicholson said the final construction drawings have to be approved before they get here tonight. If the board is worried about changes being made here tonight, it wont happen.

Chairman Almquist said if the construction drawings are approved then the final plat should just be a formality.

Bob Nicholson informed the Planning Commission that the State has passed a new law. One of the new laws is that they require all subdivisions to have a public hearing. There will be a number of procedures which will have to take place regarding this new law.

MOTION: Commissioner Stout made a motion to recommend approval to City Council of final plats A through F subject to final plats D and E having approval subject to staffs final review and signatures. Also with City Council consideration of a request development agreement. Commissioner Burks seconded the motion. All voted aye.





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PUBLIC HEARING - 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 handed out the updated traffic study recommendations to the Planning Commission. This was on the agenda back in December 2004. At that time it was tabled. The original Planned Development with 600 + acres has had 3 prior amendments to the plan now this is the 4th. The grand acreage total will be 1,197 acres with this new amendment. This project will be doubled in size from original approval in 1997. The development is broken down into 1-4 phases. Bob indicated that panning area 4 will be a mixed use area, with a density of 10-16 units per acre. The development will have a total of 553 acres for commercial. Tonight the Planning Commission can look at the entire PD and the uses, but because one of the biggest issues is traffic, there is a suggestion only Phase 1 should allowed to proceed with platting and building permits until the future interchange is operational. There will be an RV storage and a mini-storage proposed near area 4. The interchange will take about a year to design and one year to build. The commercial zones will be C-2 uses with some conditions. They are proposing for 10% landscaping where the City only requires 5%.

Staff says there are two main areas of consideration:

1. Traffic Impact Study Result. The City Traffic Engineer has reviewed the traffic study prepared by Carter & Burgess and has provided a memorandum explaining the traffic impacts.

2. Proposed plan and text. The text has been compiled to explain the various amendments. There are areas within the plan/text that merits more clarification and detail (i.e., fire station location, size of freeway sign, 166 acres south of the Atkinville Wash behind the Port of Entry, how each bubble area would be approved - will require a site plan and building elevation approval) as development occurs.





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Public streets are required unless otherwise approved by City Council. Where and if private streets are approved, the new setback standards shall apply. The minimum front setback will be 10 ft. for dwelling and the garage at 20 ft.

3. Based on the traffic impact study recommendations, additional expansion of the Sun River Planned Development should not be requested by the applicant until the new Milepost 2 interchange (Atkinville interchange) has been completed. Phase 1, which includes 1,598 dwelling units and the RV storage and mini-storage will be considered in this request.

Commissioner Taylor asked if there is a general understanding between staff and developers when the next phases will begin, is it after they start the interchange or after it is completed. Bob said the way it reads right now it will be after the interchange is completed. Staff will make recommendations based on traffic issues and eliminate completion of the interchange.

Rick Rosenberg represents SITLA and Sun River Development, said preliminary plat process will control the issue that Commissioner Taylor brought up. Basically the SITLA property which Sun River Development obtained will be developed just as it has in the past. The development of the RV storage and mini-storage would not bring in more traffic. The other commercial properties will not be back before the board until the interchange is complete.

Bob Nicholson mentioned the lower part (166 acre parcel) of the south area of Sun River. He said they have proposed 42 lots approximately 4 acres each and will have design restrictions if the subdivision proceeds.

MOTION: Commissioner Stout made a motion to recommend to City Council approval of 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, subject to recommendations from staff on the traffic study. Commissioner Burks seconded the motion. All voted aye.


4. Consider a zone change request from RE-20 (Residential Estates) to R-1-10 (Single-Family Residential) on 26.48 acres located at northwest corner of the intersection of 2800 South and Little Valley Road. Sturdevant Family and Quality Development, applicants. Case No. 2005-ZC-014

Mark Bradley presented the layout of the parcel. The subject property is currently zoned RE-20. The area of the general plan is low residential. On the other side of the Little Valley Road it is rural residential. Tonight the request is for an R-1-10 zone. Staff has advised the applicant that this zone would be similar to what is in the area.

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Brent Gardner representing the applicant said they will get a density of 2.9 units per acre. The applicant doesnt want large lots especially with the water shortage. The larger lots just end up being weeds in the back of the lot. They feel the R-1-10 zoning would work for this area. The drainage ditch is along the north side of this property.

Chairman Almquist asked how many units would they obtain with an R-1-10. Brent said they would be able to get 80 lots. Chairman Almquist said what would you get with RE-12.5. Brent said about 65 lots. Brent said by the time you put in the house, garage, driveway you use a lot of the green space.

Brad is a resident in Red Butte Estates he would suggest an RE-12.5. By dropping it down to the R-1-10 he feels this would depreciate his home. Commissioner Bracken asked how much of his RE-12.5 yard is landscaped. Brad replied his rear yard will be xerioscape.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a zone change request from RE-20 (Residential Estates) to R-1-10 (Single-Family Residential) on 26.48 acres located at northwest corner of the intersection of 2800 South and Little Valley Road. Sturdevant Family and Quality Development, applicants. Commissioner Bracken seconded the motion.

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

Motion carries 5 to 1.


5. Consider a zone change request from R-1-10 (Single Family Residential) to R-3 (Multiple Family Residential) on approximately 0.55 acres located at 500 South and 1075 & 1055 East. Mrs. Kathryn Page and Mr. Greg Brooksby, applicants. Case No. 2005-ZC-015

Mark Bradley said this parcel is part of a cleanup effort of an isolated zone. The zone change is consistent with the general plan and the zoning for the area. Staff has identified that a portion of Greg Brooksbys property has been divided. The owners name is Anthony Brooksby. Staff has advised Mrs. Page to acquire Anthonys signature. Due to this item being a zoning clean up effort, staff has asked the applicant to contact the property owner(s) to the south to see if they
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would like to have their property rezoned at the same time. Mrs. Page mentioned the family was not interested.

Commissioner Stout asked about the signature that they need to acquire from Anthony Brooksby. Mark Bradley said the parcel owned by Greg Brooksby still has his brothers name on the parcel but legally Greg owns the property. Kathryn Page said Mark is correct Greg owns the parcel next to her and owns the other parcel which is recorded in his name.

Deputy City Attorney Ron Read said the title company should be able to clear that up. He wants this to be part of the motion.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a zone change request from R-1-10 (Single Family Residential) to R-3 (Multiple Family Residential) on approximately 0.55 acres located at 500 South and 1075 & 1055 East. Mrs. Kathryn Page and Mr. Greg Brooksby, applicants, and on the parcel owned by Mr. Greg Brooksby the Title Company will clear up the issue of ownership. Commissioner Stout seconded the motion. All voted aye.


PUBLIC HEARING - ROCK WALL HEIGHT & SETBACK STANDARDS

Consider a request to adopt a rock wall height and setback standards. City of St. George, initiated. Case No. 2005-STA-001

Jay Sandberg Assistant City Engineer said they have discussed the requirements with SUHBA as requested by Carol Sapp. The real meat of this as far as the Planning Commission is concerned, is the height requirement and the setback requirements. A single rock wall or rock faced slope shall not exceed 8 ft. in height. Taller walls will require another type of wall. The requirements specify inspection requirements.

Commissioner Campbell asked about ground water or silt coming through. Jay replied that is a problem and saw this week with problems was due to landscape water and settling.

Jay said the setback and the height requirements from his previous presentation have not changed. At this point he requests it be moved forward.

Carol Sapp said they have had 4 meetings with the engineers and geotechs. There is a great deal of research done on this. She feels they have come up with something that will work. She asked when does the requirements consider that it is no longer one wall. If you look at a wall that is fairly steep - there is no clarity in this. When does the wall stop and become another wall.

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The geotechs agreed that the 8 ft. is the height that they should go with.

Rick Rosenberg engineer representing SUHBA inquired about the setback at the base of the wall. Who owns the base of the wall is it the property owner or the owner at the base of the lot?

Brent Holliday lives in the Foxbrough development. He has a large slope on the east side of the development. This slope was built up with rubble but it does hold up the development. Commissioner Clayton said it is just holding up the hill it is not a wall.

Jay Sandberg said the City has always required a permit for any wall over 4 ft. But many walls have been constructed without permits. It is a difficult issue and the requirements will help.

MOTION: Commissioner Clayton made a motion to recommend to City Council a request to adopt a rock wall height and setback standards. City of St. George, initiated, but be allowed to comment on the wording up to next Tuesday, May 3, 2005. Commissioner Bracken seconded the motion. All voted aye.


PUBLIC HEARING - AMENDMENT TO ZONING REGULATIONS

Consider a request to amend the St. George City Code, Title 10 Zoning Regulations, Chapter 13A Hillside Development Overlay Zone, Section 10-13A-4 Density and Disturbance Standards and to establish additional design standards. City of St. George, initiated. Case No. 2005-ZRA-002

Bob Nicholson said the General Plan has goals and objectives for the future, one of them reads - (see attached sheet). Staff feels the Hillside Regulations are inadequate. They have done some research on other communities in comparing hillside ordinances. The other cities are considerably more restrictive than St. George City. This was presented to the Hillside Review Board last Wednesday. The Hillside Review Board said they would be comfortable with any of the 3 alternatives presented here this evening. Additional design standards would be for retaining walls, their color and height, for structures; buildings exterior colors shall be earth tone and blend in with the natural landscape; and no-disturbance areas shall not be included within lots but may be part of the common area of a project.

Bob spoke about the building height on residential lots. Bob presented the preliminary plat for Primrose Pointe Subdivision as an example of slopes.



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Rock walls are being built up 10-15 ft. tall to create higher building pads.

Commissioner Campbell asked about the building height issue. The 24 ft. narrows it very much. Bob said that will take further review.

Chairman Almquist said the Hillside Review board was leaning more towards alternative A and B.

Rick Rosenberg said from a standpoint of design he has a couple of issues with what has been suggested. Rick suggested a density credit for transferring units if he could stay out of the 25% and above completely. Bob Nicholson said that for every two units that are transfer out of that area they pick up 1 additional unit.

Commissioner Clayton said this would be better for the over all development. Rick said the fencing - from a distance you can see that from far away just as well as the cut.

Bob said easy to develop land is gone now in St. George.

Chairman Almquist spoke about the landscaping of the hillside.

Carol Sapp with the SHUBA said the one thing that concerns her is the limitation of the height. This is not an effective use of the land to require people to stay at a one-level unit. Therefore, she wants to encourage the clustering of homes. The City Council back in 1996 said there were three things that were not acceptable to them. Transferrable and the height limits. In her experience she suggested that the City model some of the changes which are proposed.

Greg Grammar a developer from Salt Lake City said one of the things he has heard is that they need to make the land fit the project. But it should have the project fit the land. The buildings need to respond to the land forms. Keeping the buildings below the ridge line is important.

Commissioner Clayton talked about the height issue.

Commissioner Campbell said right now what is happening is developers are trying to put a square peg in a round hole. The height needs to be looked at very closely.

Commissioner Stout said she would like to table this and see some case studies on this issue. Commissioner Burks said he likes Commissioner Stouts recommendations.


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Commissioner Taylor said he believes that it should not go higher on the hill. The beauty of the land needs to be preserve. His feeling would be to go with the 30% and look at some studies.

Commissioner Campbell would like to go with the 30% slope but would like to look more at the different styles of homes in relationship to their height and how they would fit on the hillside within a height requirement.

Chairman Almquist pointed out that most of the Commissioners would like to see some case studies.

Commissioner Clayton would like to see a group of individuals with expertise to form a committee to study the matter.

Chairman Almquist referred to the yesteryears and how hillsides were destroyed while trying to finalize the existing ordinance.

Commissioner Stout felt it is important to act quickly and asked if a moratorium could be placed on the 30% slopes.

Deputy City Attorney Ron Read said it could be done. Bob said City Council would have to approve it.

Bob said staff could come back in a month with some examples.

MOTION: Commissioner Stout made a motion to table this item for one month where upon staff will bring back examples of hillside issues. Commissioner Burks seconded the motion. All voted aye.


CONDITIONAL USE PERMITS

A. Consider a conditional use permit request to construct a detached accessory RV garage / workshop / work out area that would exceed the allowable height of fifteen feet up to
approximately twenty-one (21') high. The property is located at 3723 South, 1550 West in Bloomington within an RE-12.5 zone. Mr. and Mrs. Brown, applicants. Case No. 2005-CUP-015

Ray Snyder presented this request which is to construct a residential RV garage/workshop/
workout area in the rear of the property. The height would exceed the allowable building height of fifteen feet. Single-family homes surround the property. The proposed height for the garage is seventeen feet. Staff recommends approval.

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Cindy Brown the applicant said there will be only a sink and toilet in the garage. They will have a swamp cooler for the garage.

MOTION: Commissioner Stout made a motion to recommend to City Council approval of a conditional use permit request to construct a detached accessory RV garage / workshop / work out area that would exceed the allowable height of fifteen feet up to approximately twenty-one (21') high. The property is located at 3723 South, 1550 West in Bloomington within an RE-12.5 zone. Mr. and Mrs. Brown, applicants. Commissioner Burks seconded the motion. All voted aye. Commissioner Taylor did not vote.


B. Consider a conditional use permit request to construct a three-story bank building that would exceed the allowable height of thirty-five feet (35') up to a maximum height of fifty-seven feet (57'). The property is located at the southwest corner of intersection of 300 East and Tabernacle Street within an AP (Administrative Professional) zone. Campbell & Associates Architects, representative for Village Bank. Case No. 2005-CUP-016

Commissioner Campbell stepped down due to conflict of interest.

Ray Snyder this is a request for a 3-story bank. The bottom story is for a basement. In the basement they want to have heating and air conditioning and ventilation. The applicants propose a business area of 26,561 square feet, which would require 106 parking spaces. The basement has been calculated for 4 parking spaces to accommodate the use of a training room and break room. The applicant is proposing 111 spaces on the property. Earth tones will be used per the submitted colored elevation. A cultured stone veneer on the exterior walls, plaster headers and sills, painted metal trellis (green), and a mission tile roof (green).

Ray said the proposed building height is a maximum height of fifty-four feet seven inches to the roof peak.

Staff recommends approval with the following conditions;

1. The building is approved with a maximum height of 54'-7".
2. The basement shall be used for storage and mechanical units only, except that it may also be used for a break room and training room.
3. The basement shall not be converted for future office use.
4. Parking stalls shall be a 9' x 18' minimum.
5. A SPR (Site Plan Review) application along with 4-sets of plans shall be submitted to the Engineering Dept. For standard plan check review.



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Traffic Conditions

1. The two driveways on Tabernacle Street shall be combined into one driveway to reduced the number of accesses on Tabernacle Street and to reduce the potential conflicts of traffic movement between these two closely spaced driveways.
2. The proposed driveway locations are to line up with existing driveways across the street to both Tabernacle and 300 East.
3. No parking is allowed on the street between the driveways on 300 East.
4. No parking is allowed within 300 feet of the driveway on Tabernacle.
5. All signing and striping shall conform to the City of St. George and MUTCD standards.

Kim Campbell from Campbell and Associates said this is a 3-story building with a basement below it. The basement is only a partial basement. This is a Conditional Use Permit which is only for the height issue. It is zoned properly. He is very sensitive to the height of the buildings downtown. They looked at that in great detail. They looked at the distance to other adjacent buildings. They showed the height of their building as to other buildings in the downtown area which exceed the allowable height. They stepped the building up. Regarding the landscaping - there are trees out on Tabernacle which will remain and they will plant additional trees. He said in terms of landscaping they are supplying 14.5%. There will be a 6 ft. block wall around the project. They want to make the building attractive to the neighborhood.

Planning Commission asked if the basement could be converted to another use rather than storage. Mr. Campbell replied no.

Commissioner Stout asked how many parking spaces will they lose if they only go with one entrance. Kim Campbell said the traffic engineer from Carter & Burgess said it would not be practical to go with one entrance off of Tabernacle. There is no sense to combine it into one. The West entrance is for employees only and the large entrance is offset in a better direction to maintain left turns into both businesses. The teller access is on 300 East across from the development access.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a conditional use permit request to construct a three-story bank building that would exceed the allowable height of thirty-five feet (35') up to a maximum height of fifty-seven feet (57'). The property is located at the southwest corner of intersection of 300 East and Tabernacle Street within an AP (Administrative Professional) zone. Campbell & Associates Architects, representative for Village Bank, subject to staffs recommendations. Commissioner Bracken seconded the motion. All voted aye.


Commissioner Campbell returned to his seat on the Planning Commission board.
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PRELIMINARY PLATS

A. Consider a preliminary plat request for The Views at Stone Mountain with 23 single-family lots located south of 1450 South Street and approximately 2600 East. Mr. Darren Hensley, applicant. Case No. 2005-PP-020

Mark Bradley stated that this item was tabled from the last meeting. The applicant will develop a common area in the No Disturb area. There will be an HOA. Mark said because of the access up on the hillside their choice of alignment lines up with River Hollow. Staff is very reserved with the design of several of the north lots due to the site distance, limited access, and height of the proposed cut. Something that needs to be resolve is the 10 ft. easement along the sidewalk. Staff is not comfortable with the entrance of those lots at all.

Mark stated the site received hillside development permit approval by the City Council on March 17, 2005 with the following stipulations:

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 with the preliminary plat.
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. terraced 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.

Staff comments are as follows:

A. This item was tabled at the April 12, 2005 Planning Commission meeting for two weeks in order for application to workout the issues that were discussed (i.e., site distance, grading, and how the non-disturb open space would be maintained).
B. According to the City Code, the Planning Commission shall specifically approve each flag lot. The above criteria are established by ordinance to assist the Planning Commission in their decision. Criterion #4 above requires the setbacks to be shown on the plat and approved by the Planning Commission and City Council.
C. Staff met with the applicants engineer and discussed the items listed on letter A above. A homeowners association would be established for the maintenance and stewardship of the non-disturb open space, the site distance is to be shown on the plan with specific driveway locations, a letter from the engineer on site distance, and a couple of notes on the plat to address the grading in reference to area and hillside regulations.

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D. Staff is very reserved with the design of several of the north lots due to the site distance, limited access, and height of the proposed cut. When this site went through the process for a hillside development permit both staff and the hillside review board was not aware of the proposed height of the cut north of Lot #2.

Rick Rosenberg said if Planning Commission would be comfortable to remove one lot and make it a flag lot. This would help with the some of the grading. He knows the City does not like flag lots but this may help with the entrances. If they are able to do flag lots then they would be able to keep the same number of lots.

Chairman Almquist said what about the property to the east. Rick said they have a road that will be connecting to the east.

Darren Hensley said they tried to go straight with that road. The construction access and the grade is too steep there. They are trying to wind the street to minimize the cut but still allow the site distance. They loose a little bit of property space but they are willing to do whatever it takes.
Commissioner Stout said she would rather see flag lots. Commissioner Clayton said he would be comfortable with a flag lot but he would like to see what it would look like.

MOTION: Commissioner Clayton made a motion to table this issue. Commissioner Burks seconded the motion. Deputy City Attorney Ron Read said make sure the pads are buildable. All voted aye.


B. Consider a preliminary plat request for Serenity Hills Phase 2 with 13 single-family lots located at 2000 South and 2580 East. Quality Development, applicant. Case No. 2005-PP-022

Mark Bradley said this is very straight forward. The area received a hillside development permit by the City Council on January 20, 2005. The proposed layout is consistent with what has been presented for the hillside development permit and connectivity is established with the Serenity Hills Subdivision.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a preliminary plat request for Serenity Hills Phase 2 with 13 single-family lots located at 2000 South and 2580 East. Quality Development, applicant. Commissioner Bracken seconded the motion. All voted aye.


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SITE PLAN AND BUILDING ELEVATION

Consider a request for a site plan and building elevation for a proposed auto center located within a Planned Development Commercial zone at Hilton Drive, Dixie Drive, and 1700 South. Mr. Stephen Wade, applicant. Case No. 2005-SPBE-001

Ray Snyder said this a PD zone which brings it before the Planning Commission this evening. A site plan and building elevation review for a proposed automotive center. There is also a request for an adjustment in the landscape setback area; if additional landscaping in another area is provided such that no overall reduction in required landscaping occurs. Planning Commission will have to determine if an adjustment in landscaping may be granted. The applicant has calculated that for a 25 ft. front landscaping area is 63,154 sq. ft. required. The applicant has calculated that for a variable width front landscape area the applicant proposes 74,508 sq. ft.

They are proposing three buildings. Building 1: Cadillac and Chevrolet, 81,848 sq. ft., maximum height of 32 feet. The building includes a repair facility. Building 2: Nissan, 21,452 sq. ft., maximum height 22 ft. The building includes a repair facility. Building 3: Future dealership (TBD) 14,100 sq. ft. The applicant has submitted a colored elevation and indicates a color scheme of white, earth tones, and gray. It will have a flat roof and appears that it may be a concrete tilt-up construction.

The site plan shows fifty-one car display areas along with the site perimeter. Staff urges that the number of display areas be reduced and that they may not occupy required landscape areas.

A photometric plan was submitted. The foot candles exceed the requirements set on the neighborhood Blackridge Mitsubishi. Staff recommends a maximum of 53 FC, an average of 31 FC and a minimum of 8 FC be designed for.

Staff recommends the following conditions be placed upon this project;

1. An adjustment in the landscape setback area shall be approved; if it is demonstrated that additional landscaping in another area is provided such that no overall reduction in required landscaping occurs.
2. There shall be no vehicle display area in the required landscaping area.
3. The maximum number of vehicle display areas is determined by the Planning Commission.
4. The parking space count shall be resolved to the satisfaction of the Planning Department prior to submittal of this project to the City Council.


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5. The photometric plan shall be revised to meet the following:
Luminance Values (FC)
Average = 31
Maximum = 53
Minimum = 8
6. The approved building materials are as shown to the Planning Commission on April 26, 2005.

Traffic - (see Memorandum dated April 18, 2005, by Aron Baker, City Traffic Engineer)

1. A right turn deceleration lane should be placed at the following locations;
Blackridge Drive, northbound at 1700 West
Hilton Drive, westbound at Blackridge Drive (south intersection)
Hilton Drive, westbound at main entrance
Hilton Drive, westbound at west entrance
2. A sight distance analysis and a resulting sight distance corridor shall be preserved if left turns are to be considered at the west access on Hilton Drive. If sight distance cannot be achieved to the satisfaction of the City Engineer, left turns will be prohibited at this driveway with appropriately designed raised medians.
3. The main entrance on Hilton Drive shall be a right-in and left-in access only. An appropriately designed parking lot will direct patrons so they cannot exit at this driveway.
4. The development shall pay for 25% of the cost of a traffic signal at Blackridge Drive and Hilton Drive (south intersection) when it is ultimately decided to be installed, due to their impacts with the southbound left turns, as discussed.
5. All signing and striping shall conform to the City of St. George and MUTCD standards.

Reid Pope from Reid Pope Engineering said none of the other dealerships in the area have 25 ft. of landscaping. They have 20 ft. of landscaping. They have increased some of the bigger areas. The landscaping does reduce the vehicles for display. Reid said there will be some green landscaping and some desert scape.

Commissioner Stout said if this site plan was approved today there would not be any grass. Stephen Wade said there will be grass along 1700 So. and Hilton Drive. Reid said they are counting the decel lanes as part of the landscaping. Commissioner Stout said there is always something given away for a development.

Commissioner Clayton said this will look a lot better than what ever has been out there before.


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Stephen Wade said the City forced him over there because they want to make that area as an auto drive. He said the City is requiring more from him than any other dealership. He is trying to make this work.

Commissioner Stout said they are all on the same page. But they have ordinances to comply with.

Commissioner Clayton said they brought a plan that would normally require 63,154 sq. ft. of landscaping. There needs to be green and crispness.

Commissioner Stout asked how do they show a hardship has been developed. Commissioner Clayton said they dont have to look any further than 100 ft. to the other dealership to see that a hardship has been created.

Commissioner Stout said she has a problem with the number of display vehicles. What she really has a problem with is the hardship for landscaping.

Commissioner Taylor said this is a new facility under todays ordinance. You have the opportunity to make this fly. You could fit in less display areas.

Chairman Almquist how many interior parking spaces do you lose if you have 25 ft. all the way around. Reid Pope replied about 8-12.

Stephen Wade said he believes that they meet the 25 ft. Commissioner Stout said if you read the ordinance it states the 25 ft. must be landscaped.

Commissioner Bracken said the Planning Commission should look at the other car dealerships that are there. In his opinion this will be the last car dealership there and the other dealers do not meet the requirements for landscaping therefore this has caused them a hardship.

Deputy City Attorney Ron Read said the ordinance states 25 ft. and in a decel lane can you count that decel lane. So if he moves 5 ft. to the back and does the decel lane count. Your third alternative is a legal argument. That they find that the circumstances with what is fair to resolve the issue.

Bob Nicholson said the ordinance says it can be made up with sidewalks with ingress and egress drives. They have given them a 12 ft. credit for this. He feels the display area is way too many. He doesnt believe that City Council will approve this.

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Commissioner Burks said he does not know how to determine how many display areas they should have. Deputy City Attorney Ron Read said it is probably 25. Commissioner Burks said out of those 51 how many will you give up. Stephen Wade said he wants them to help him a little bit here. The interest rates keep going up everyday.

Chairman Almquist said he doesnt have a problem with the number of displays. He would like to see more trees and raised areas.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a request for a site plan and building elevation for a proposed auto center located within a Planned Development Commercial zone at Hilton Drive, Dixie Drive, and 1700 South. Mr. Stephen Wade, applicant. There exist a hardship for the applicant. The applicant has made an attempt to accommodate the landscaping. Finding those things he finds there is a hardship subject to the conditions that are staffs comments with the landscape area and the display. Commissioner Burks seconded the motion. The applicants recommends to come back with a detail landscaping plan.

Deputy City Attorney Ron Read said you will have to waive some of it based on finding that other properties that are not complying to the other.

Commissioner Campbell spoke about the lighting levels.

Commissioner Clayton said what he is saying is he will accept what has been presented here tonight.

They will be back within a month after City Council with the landscaping plan. All voted aye.


LOT SPLIT

Consider a request to divide a parcel of land into two parcels within a C-3 (General Commercial) zone located at 946 West Sunset. Mr. Kent Sundberg, representative. Case No. 2005-LS-002

Ray Snyder said basically this is a lot contained within another lot. A lot split is the division of one parcel into two parcels and only involves property that is not within a recorded subdivision. This property is not within the recorded subdivision.

Staff recommends that if the Planning Commission recommends approval of this lot split to the City Council that the following conditions be applied:

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1. Provide separate deeds for each parcel.
1. Provide legal descriptions for each lot.
2. A utilities and drainage easement shall be completed, notarized, and recorded.
3. The applicant shall submit for review all legal documents to the City Attorneys Office.

Kent Sundberg stated nothing will change in this subdivision. It is straight forward.

Deputy City Attorney Ron Read said the easements cannot be given away.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a request to divide a parcel of land into two parcels within a C-3 (General Commercial) zone located at 946 West Sunset. Mr. Kent Sundberg, representative, with provision that the legal documents reflect that the owners cannot vacate without approval of City Council. Commissioner Stout seconded the motion. All voted aye.


HILLSIDE DEVELOPMENT PERMITS

A. Consider a request for a hillside development permit for a proposed multiple family residential development (Foremaster Green Apartments) locates southeast of the Foremaster Drive and Riverside Drive intersection. The proposed site would be on the eastside of the future Riverside Drive extension. Rosenberg Associates, representative. Case No. 2005-HS-007

Mark Bradley said this went through Hillside several times. As the Hillside met on site they approved the site. The maximum number of units would actually be 149 rather than 157 with a net density of 10 dwelling units per acre.

Mark said they are dealing with commitments that have been made and have not happened yet.

Rick Rosenberg from Rosenberg and Associates said this site is on Riverside Drive extension. This piece lies along Riverside Drive and on the west side of Nettas Knolls. The project is zoned R-3. They propose to construct condos on this site. They have looked at the property and have come up with a plan. This will be a 3-story building. It is modeled after the current development Blackrock Condos. They talked about putting the building in the ground lower but the drainage stopped them from doing that. He feels this has mitigated the hillside issue.

The Hillside Review Board recommend approval of the plans as submitted, and that the City staff will work with the developer to soften the edge of the cut, and to allow more disturbance within the 26-39% slope area based on the roadway work of Riverside Drive and the existing hillside disturbance finding that the proposed plan will improve the site.
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Commissioner Campbell ask how they would deal with the clay that is out there. Rick said that everything is on piers. Commissioner Campbell said he likes the landscaping and the use of the property is great. The layout of the buildings looks like an airport. You dont have to have the buildings so long and have the parking lots long. It almost looks like barracks.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request for a hillside development permit for a proposed multiple family residential development (Foremaster Green Apartments) locates southeast of the Foremaster Drive and Riverside Drive intersection. The proposed site would be on the eastside of the future Riverside Drive extension. Rosenberg Associates, representative, subject to the access getting worked out. Commissioner Stout seconded the motion. All voted aye.


B. Consider a request for a hillside development permit for a proposed single-family residential development (Escalera Phase 3) located at 1900 East and approximately 1150 North (north of Middleton Drive). Milo McCowan, representative. Case No. 2005-HS-008

Mark Bradley said this in the Middleton area. There is some habitat land to the north. The hillside review board approved this with the following stipulations.

1. Lot #34 is to be staked and revisited by the Hillside Review Board at the next meeting for consideration.
2. The City Council is to resolve the no disturb area. As part of the motion, the board further clarified the second stipulation noting that it is their preference that the lots do not extend into the no disturb area and that the City take ownership of that area. If the lots are to be extended into the no disturb area specific markers are to be placed into the ground, such as permanent survey pins.

Another item is access taken to the next adjacent property owner to the north. This is not quite HCP land. This will need to be considered before this goes to City Council.

Rick Rosenberg from Rosenberg and Associates said they dont have a problem with the conditions put on by the Hillside Review.

Commissioner Stout asked about HOA . Rick said they are trying to avoid an association. The only purpose of the HOA is to regulate the do not disturb area. The client would prefer it this way.




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MOTION: Commissioner Stout made a motion to recommend to City Council approval of a request for a hillside development permit for a proposed single-family residential development (Escalera Phase 3) located at 1900 East and approximately 1150 North (north of Middleton Drive). Milo McCowan, representative. Commissioner Bracken seconded the motion. All voted aye.


WIRELESS DEVELOPMENT MASTER PLAN

Consider a request for a Wireless Development Master Plan for Cingular Wireless. Cyrus Ghassabeh, representative. Case No. 2005-WMP-001

Ray Snyder said this is showing 5 locations. The applicant is here tonight to suggest different locations within the City. The applicant desires to utilize roof mounted antenna wherever possible with monopoles used only as a last resort.

Cyrus Ghassabeh said they have rework the network plan for St. George about five times. Some of the antennas are six feet tall and less than 7 inches in diameter. The antennas by Golds Gym will be four feet. Fiesta is the new building they put antennas flush to the building. The last one they ran into a little bit of trouble. This is right on the border in Washington area. Unfortunately the property will not work out in Washington. So the location would be in the Millcreek area. They will actually put their electronics right inside of the building.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a request for a Wireless Development Master Plan for Cingular Wireless. Cyrus Ghassabeh, representative, to include 1-5. Commissioner Clayton seconded the motion. Commissioner Bracken could not vote. All voted aye.


DETERMINE SIGNIFICANT CHANGE

Determine whether or not the proposed change to the townhome and condominium site plan and building elevations of the Casablanca Planned Development located west of Dixie Drive
and south of the Canyon View Drive is a significant change to the approved planned development zone. Steve Maddox, applicant. Case No. 2005-DSC-002

Mark stated the new property owner of this portion of the Casablanca Planned Development would like to make some improvements to the overall layout of what is referenced as the townhome and condominium unit area of the multiple residential use development. The number of the overall units would remain the same and the developer would be subject to all PD PLANNING COMMISSION
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standards. The change would consist of eliminating the condominium aspect of the project with the emphasis of townhome units only. The applicant has submitted a revised rendering with a letter of request and explanation.

Steve Maddox said when they physically reviewed the site plan they wanted to make sure that the residents would not be staring at buildings but the views. They spread the buildings out and their foot print. They want to do more square footage as well. They will stay within the ordinance.

Commissioner Clayton asked about the clay soil. Steve said they have employed a soil engineer. They will not go off anything but what they recommend to them.

MOTION: Commissioner Stout made a motion to recommend to City Council approval and found that the change presented is not significant and would not require a public hearing to the townhome and condominium site plan and building elevations of the Casablanca Planned Development located west of Dixie Drive and south of the Canyon View Drive. Steve Maddox, applicant. Commissioner Clayton seconded the motion. All voted aye.


MINUTES

Consider approval of the Planning Commission minutes of the meeting of April 12, 2005.

MOTION: Commissioner Clayton made a motion to recommend approval of the April 12, 2005 minutes with corrections made by Planning Commissioners. Commissioner Campbell seconded the motion. All voted aye.

Meeting adjourned at 11:00 p.m.