Planning Commission Minutes

Tuesday, September 27,2005



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
September 27, 2005 - 5:00 p.m.


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

EXCUSED: Council Member Suzanne Allen

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 Harvest Hills with 5 single-family residential lots located at 2450 South and 2010 East. Mr. Ron Jensen, applicant. Case No. 2005-FP-067

B. Consider approval of a final plat for Boulder Springs Villas Phase 2 with 27 single-family detached patio homes located at 1450 South and 1620 East. Mr. Stephen Sheffield, applicant. Case No. 2005-FP-068

C. Consider approval of a final plat for Twin Creeks at Stonebridge Phase 2 with 27 single-family residential lots located at the southwest corner of the intersection of Stardust Drive and Dixie Drive. Mr. Jeff Norton, applicant. Case No. 2005-FP-069

D. Consider approval of a final plat for The Cliffs of Snow Canyon Plat G with 17 single-family residential lots located off of Snow Canyon Parkway at approximately 3052 North. Mr. Randy Deschamps, representative. Case No. 2005-FP-070


PLANNING COMMISSION
September 27, 2005
Page Two



E. Consider approval of a final plat for The Cliffs of Snow Canyon Plat I with 10 single-family residential lots located off of Snow Canyon Parkway at approximately 3052 North. Mr. Randy Deschamps, representative. Case No. 2005-FP-071

F. Consider approval of a final plat for Artesia Terrace with 40 single-family residential lots located at Russell Drive and Snow Canyon Parkway. Mr. Kelly Schmutz, representative. Case No. 2005-FP-072

Planner Mark Bradley informed Planning Commission the final plats were ready for their approval with authorization for Chairman to sign.

MOTION: Commissioner Burks made a motion to approval final plats A through F which were read into the record and authorize chairman to sign. Commissioner Bracken seconded the motion. All voted aye.


PRESENTATION

Brief presentation and update on street trees. Mr. Shawn Guzman, City Attorney, City of St. George. Case No. 2005-PRE-003

This item has been postponed.

PUBLIC HEARING - ZONE CHANGES

A. Consider a zone change request from R-1-10 (Single Family Residential) to PD (Planned Development) on 730.68 acres located west of the Plantations Drive and Canyon View Drive intersection. The proposed project name is The Lakes (formerly The Plantations). Mr. Mark Schnippel/Investors Group, applicant. Case No. 2005-ZC-021

Mark Bradley said staff has been informed that this item will be tabled.

Rick Rosenberg with Rosenberg Associates said in meeting with City staff and the City Manager there has been some land issues brought up which the client is currently discussing and some additional work they are doing. They asked to have this rescheduled for the October 25th meeting.

MOTION: Commissioner Stout made a motion to table this item until October 25th meeting. Commissioner Burks seconded the motion. All voted aye.


PLANNING COMMISSION
September 27, 2005
Page Three



B. Consider a zone change request from R-1-10 (Single Family Residential) to C-3 (General Commercial) on 0.81 acres located at the northwest corner of 2720 East Street and 850 North Street intersection. Mr. Robert Irvine, applicant. Case No. 2005-ZC-029

Planner Mark Bradley said this is a zone change to request 0.81 acres to be changed to C-3. The proposed rezone consists of remnant R-1-10 zoning among C-3 and PD Commercial zoning. Staff said it is consistent with the General Plan Use and with the adjacent zoning to the north and east.

MOTION: Commissioner Stout made a motion to recommend to City Council approval of a zone change request from R-1-10 (Single Family Residential) to C-3 (General Commercial) on 0.81 acres located at the northwest corner of 2720 East Street and 850 North Street intersection. Mr. Robert Irvine, applicant. Commissioner Campbell seconded the motion. All voted aye.


PUBLIC HEARING -SITE PLAN AND BUILDING ELEVATION

Consider a request for a site plan and building elevation approval for a proposed 8,000 sq. ft. retail building on the Wal-Mart Outlot #5 located within a PD (Planned Development) zone at Pioneer Road and 2710 South Circle. Watson Engineering Co., representative. Case No. 2005-SPBE-009

Planner Ray Snyder said the property is located on the northwest corner of Pioneer Road and 2710 Circle. Ray spoke on the color elevation. The building would be a beige color with a cranberry accent. Ray presented slides of the site. This is for an 8,080 sq. ft. retail business. They will be providing 37 parking spaces plus two handicap spaces. Ray said staff recommends approval subject to:

1) Signage shall be approved under a separate permit.
2) Earth tone colors shall be used and not the green as submitted. The applicant has proposed beige for the building with cranberry colored awnings.
3) More three-dimensional variation in the wall, and roof line.

Commissioner Burks asked if they plan on advertising on the awnings. Ray said they did not discuss that with the applicant.

Ron Ireland representing the Klein Group came to the podium. Commissioner Campbell asked what the use of the building will be. Ron replied retail. Commissioner Campbell asked if the air conditioner units will be placed on the roof. Ron said they will on the roof hidden by the parapet PLANNING COMMISSION
September 27, 2005
Page Four



walls. Commissioner Campbell said the top of the roof line will be seen from I-15 so it is important that you screen those air conditioner units.

Chairman Almquist asked if the rear elevation is facing south? Ron Ireland said the rear is south. Chairman Almquist said so the doors they are viewing on the plans are those delivery doors? Ron said they are delivery doors. Chairman Almquist asked how do the deliveries get to those doors. Ron said there is a 5 ft. sidewalk next to the delivery doors so they will use hand carts to deliver goods.

Commissioner Stout said was there any consideration to having jogs in the building so it doesnt look so boxed in. Ron Ireland said they could look at that type of design.

Chairman Almquist said one thing that would make the building look interesting is if they take an area along the east side and show a little something other than just grass and trees. Chairman Almquist said he knows that some of the property is not theirs and that Wal-Mart controls some of parcel. Ron replied that is correct. Chairman Almquist said Wal-Mart has been flexible in some other projects to take out some grass, for one reason to save water as well as making the buildings look better as to having some planters.

Commissioner Stout said she would like to have an opportunity to look at this again with potential revisions such as having some dimensions to the building and seeing something with true colors rather than visualize what they are going to get.

Commissioner Taylor asked if this will be one retail store. Ron said it will be divided if possible into three retail shops but definitely two. Commission Taylor asked whether they would be willing to put in another access on the west side to allow for another access to use the retail space. Ron said on this small parcel there was no way with parking requirements and truck access to allow for another access.

Chairman Almquist asked if staff felt an updated landscape plan and color rendering would be appropriate. Ray Snyder said he would like to have more time to look at the other building currently there and view their landscaping.

Chairman Almquist said maybe if the roof was not just flat.

Commissioner Campbell said on the top of the parapet it would be nice to add additional heights to it - it would be nice if they could hide the air conditioner units or have them screened. Another suggestion would be to have the front part of the store pop out a couple of feet. Use some other color methods to show what they plan on using as close as possible. The landscaping needs more detail.
PLANNING COMMISSION
September 27, 2005
Page Five



MOTION: Commissioner Stout made a motion to table this item to allow time for the applicant to make revisions to what the Planning Commission suggested and come back to the next meeting. Commissioner Campbell seconded the motion. All voted aye.


CONDITIONAL USE PERMITS

A. Consider a conditional use permit request to convert a previously developed property to an automobile and ATV rental operation located at the northeast corner of the intersection of 700 South and 1100 East. W.D. Auto L.L.C., applicant. Case No. 2005-CUP-031

Planner Ray Snyder said this was presented at Planning Commission on September 13th. At that time it was tabled until further information was provided. Ray said this is a revised presentation. Since that meeting the applicant has submitted a new site plan which removes the previously 1800 sq. ft. detail workshop. Ray stated that staff recommends a condition be placed on a Conditional Use Permit if it is approved which will restrict the site from being used as a retail business due to the lack of parking. If you calculate the parking for the used auto business then they would have to have 5 spaces but if they used the building for retail then they would have to have 10 spaces, which they cannot meet.

Commissioner Stout asked how do they not classify a car rental as retail. Ray Snyder said he goes by the parking standard in the zoning ordinance. Commissioner Stout said if someone where to come in for a car rental business she would consider that a retail business.

Commissioner Taylor said the parking requirements are a lot less for a used car lot than it would be for retail. Ray replied that is correct.

Commissioner Stout said then is it staffs recommendation that if Planning Commission were to approve this, it be approved for an auto sales facility only and no rental of vehicles would be allowed. Because that would fall under the retail use. Ray said unless Planning Commission makes a different determination by going by the code but for staff the only use they can see is the used car sales.

Commissioner Stout asked is there a possibility that in some point and time the applicant would also rent the ATVs as well and if that happens then you open the door to a lot of retail traffic. Then would there be adequate parking to accommodate that type of use?

Commissioner Taylor said parking requirements are based on history of use. When you have a used car lot, you dont draw nearly the frequency of traffic that you would if you had a rental activity at the same site. He sees a rental activity as typically retail.

PLANNING COMMISSION
September 27, 2005
Page Six



Chairman Almquist said his question is what is the definition of retail? Deputy City Attorney Ron Read said he doesnt believe the City has one but it would be the general understanding of what they have.

Rick Rosenberg from Rosenberg Associates said the retail will be some accessory sales which ties into the vehicles they are selling. In the back of the home they will add stereos and other accessory items. The accessories will be more of a catalog sale then having them on site. Rick said there are no plans to put RVs or large recreational vehicles.

Chairman Almquist said his feeling is the trees on 1100 East will need to be replaced. His other concern is they currently have a block wall with a nice tree located next to it. His question is what would they lose to leave that huge tree in place?

Rick Rosenberg replied could they made some type of condition to have that tree stay until the new trees are established out in front. Rick said it is his clients intention to obtain the property next door and combine them into a larger project. His client would understand the request to keep the larger established trees but if they could have the ability to change those out when the new street trees reach a certain size.

Commissioner Clayton said is this an issue with the parking or an issue with the use. Deputy City Attorney Ron Read said they could have a rental business in this zone so it comes down to parking.

Commissioner Taylor asked if Planning Commission could request additional parking if it is going to be used as rental and retail.

Commissioner Bracken said is it a problem that the house is large so therefore they are figuring the square footage off of that. Couldnt they convert part of the house into storage and therefore meet the parking?

Deputy City Attorney Ron Read said they could divide the house into portions for sales, retail, and warehouse.

Commissioner Stout said she would like to see a drawing submitted that shows where they intend on displaying the vehicles. But she wants to know what will stop them from displaying vehicles in the circular driveway area that they are going to add. Based on the parking they have now they have handicapped and one other space in the front of the building and then there are three other parking stalls in the rear of the building. Customers wont know that they can pull into the rear of the building and park.

PLANNING COMMISSION
September 27, 2005
Page Seven



Commissioner Bracken said in a larger dealership this would be required for them.

Commissioner Stout said they need to come back with a different plan. Commissioner Stout said they need to break down the uses of the building and the square footage for sales, accessory, storage, repair and etc. All the parking should fit the plan. Show how the vehicles will be displayed and the circulation for traffic coming in/out on 700 South. Show a landscaping plan, where the existing trees are and which trees they plan to keep or lose.

Ray Snyder said he is always checking the parking requirements. Staff has had some concerns about this site.

MOTION: Commissioner Stout made a motion to have this item tabled until the next Planning Commission meeting to allow the applicant to address the items the Planning Commissioners have outlined in this meeting. Commissioner Bracken seconded the motion. All voted aye.


B. Consider a request from Western Rock Products to renew a conditional use permit to operate a sand and gravel plant within the Ft. Pierce area located at 1834 East 4150 South (next to the National Guard Armory). The property is zoned M-1 (Industrial). Mr. Bob Roth, representative for Western Rock Products. Case No. 2005-CUP-017

Planner Ray Snyder said this came in May 2005. Western Rock seeks permission to renew a conditional use permit. Presently the parking lot has not been improved for the employees vehicles and trucks to be parked there. The property is fronted on the north by 4150 South, which is an unimproved road and provides access for this plant. The applicant proposes that if 4150 South is required to be paved they would request that it be done in the first quarter of 2006. Street trees are required but a plan has not yet been submitted showing street trees.

Ray said staffs comments are; 1) staff strongly recommends that the Planning Commission make a site visit to the area before making a determination, 2) the approval of a CUP has no time limit under State law, 3) shall comply with NPDES, 4) shall comply with NOI, 5) recommend road improvements; the 90 ft. arterial road; 4150 South shall be improved to width of the right-of-way (45 feet) including street structural section, curb, gutter, and sidewalk along the north property line to City standards (unless the requirement for a sidewalk is waived by City Engineering and the City Council), 6) the road widths shall be completed no later than first quarter of 2006, and 7) install street trees per City standard (submit a landscape plan).

Commissioner Clayton said wasnt mitigation a condition from the previous conditional use permit? Ray said he doesnt recall and he doesnt know if it was ever conditioned on this one. PLANNING COMMISSION
September 27, 2005
Page Eight



Council Member Allen said his first one ran out around January 2004. It was the one with Ed Burgess and Russ Limb that had the mitigation on it but this one never did.

Bob Roth, Director of Safety and Compliance said since they purchased the property quite a few years ago he asked the prior owner if there was ever a reclamation plan requested? Their comment was none. He also asked Community Development and they said none. There was no standard requirement with the City ordinance. They plan on being on this site for another 30-40 years. Their mining system will not go down below the river level. He wrote a letter requesting they be allowed to keep their permit. They have met all the conditions that were put on the Conditional Use Permit including the paving of the road initially in front of their location. They did not however include the curb and gutter as noted in the site plan submitted in March 29, 2000. He said they have excavated and put in a water line from the armory all the way down to the wreaking yard. They did pave the road initially. They dont have a problem with re-paving the road at all. They would like to do the road at the same time as the City proposes to do the other half of the road. They do however do not agree that they should have to pave in front of the armory. The armory was there first and if the system is the way it should be then they should have paved the road when they built their building. There is a portion of a sidewalk that is 80 ft. long by River Road and the Frontage Road. Otherwise, there is no other sidewalk in the whole area of Industrial Park. They are improving the road that goes west with curb and gutter but no sidewalk. They request to be released from the sidewalk because it will be the only sidewalk out there. They have not been able to meet with legal yet. They get inspected twice a year by the EPA out of Salt Lake City.

Council Member Allen asked about street trees. Bob Roth said there is none at this time. This is the first he has heard of this request.

Chairman Almquist said staff report says no landscaping is required in an M-1 zone but per the City street tree ordinance street trees are required.

Bob Roth said there is no reclamation plan so they will go down to a certain point and make it an industrial area then sell it. But he needs 30 years of gravel first.

Commissioner Taylor asked if they plan on importing any gravel to the site. Bob Roth said they do bring some gravel from Sorensen which is concrete rock that has been washed.

Commissioner Taylor said when they talk about Conditional Use Permits they should discuss standards that go all the way down the line. The question he has is curb and gutter. Could Western Rock still be obligated under a special improvement district to put in curb and gutter down the road if they dont do it as part of a Conditional Use Permit?
PLANNING COMMISSION
September 27, 2005
Page Nine



Bob Nicholson said they may require curb and gutter provision in signing a development agreement. But there is a possibility that could be waived for some period of time.

Bob Roth said they are more than willing to do that. Whatever plan they come up with they will get it done.

Council Member Allen said she is thinking about trees. Bob Roth said he will put trees in. Council Member Allen said it would be good to have street trees all along there.

Ray Snyder said he has checked a great deal of plans along Ft. Pierce and they are showing street trees on their plans.

Bob Nicholson said Larry Bullock has been in contact with the armory to get them to pave their frontage and perhaps they could get their trees in at the same time.

Ray Snyder said meeting with staff, engineering and planning, planning department did have a lot of comments on flood plains and that is why it was suggested the Planning Commission make a field trip out there.

Commissioner Taylor said he is concerned about staffs comments which recommend a site visit. He thinks they need to look at all concerns. He is feeling that they need to take a look at the site. Commissioner Taylor said he doesnt have a sense for the excavation area, the depth of it, the challenges of the surrounding area, those are some of the things he would like to look at.

Bob Nicholson, Director of Community Development said the photos presented this evening is what the area is all about. The big issue is to get the road paved and the trees planted.

Jay Sandberg City Engineer said as they looked over the application there is a great deal of activity and truck traffic. They dont have time limits on Conditional Use Permits. Jay said he felt it would be a good idea for Planning Commission to go out and tour the area. There are a lot of issues with that area. Once the Conditional Use Permit is granted that is it.

Commissioner Bracken if they do not adhere to the requirements they can remove the conditional use, cant they? Deputy City Attorney Ron Read said you can make them comply with the standards.

Commissioner Clayton asked Jay Sandberg what would he change? Jay said they would want to get a feel to what is out there. Jay said he is not sure about the changes that were talked about. Jay said if the Planning Commission is comfortable with the recommendations from staff then that is fine.

PLANNING COMMISSION
September 27, 2005
Page Ten



Council Member Allen asked where is the entire area that is being mined. Jay said most of the mining is on the west side of the wash. There is some activity on the east side. Council Member Allen said she is not sure what the full perimeter is. Bob Roth said about 240 acres.

Council Member Allen said her concern is the surrounding property owners. If these people sell their homes or people come in buying new homes they wouldnt know about the mining which is going on out there. In the future she doesnt want the residents moving into that area not knowing there is a mining area out there.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a request from Western Rock Products to renew a conditional use permit to operate a sand and gravel plant within the Ft. Pierce area located at 1834 East 4150 South (next to the National Guard Armory). The property is zoned M-1 (Industrial). Mr. Bob Roth, representative for Western Rock Products, subject to the conditions listed under comments from staff. Relative to the sidewalk they should have a letter of agreement that would put the sidewalk in at the time the City notifies them within 120 days of permit.


DISCUSSION ON MOTION

Commissioner Burks said it states in the Utah League of Cities and Towns that you have one year of the conditions to comply with then you can grant an extension. Commissioner Stout said they have already started to use the property.

Chairman Almquist asked if there was a second on that motion.

Commissioner Bracken seconded the motion.

Chairman Almquist asked if they were requesting a delayed improvement agreement? Commissioner Clayton replied a delayed improvement agreement for curb, gutter and sidewalk until the City determines that it needs to be in place.

Ray Snyder said would you want some sort of mitigation plan. Commissioner Clayton said it was his understanding they could not do that. Deputy City Attorney Ron Read said he doesnt know why they couldnt.

Commissioner Clayton said he would further move that the applicant submit to the City staff a narrative including drawings if appropriate showing the mitigation of the site and how that mitigation will be accomplish and what time frame it will be accomplished. Commissioner Bracken seconded the motion.


PLANNING COMMISSION
September 27, 2005
Page Eleven



DISCUSSION ON MOTION

Bob Roth said it takes a 6 months to a year to get a mitigation together.

Chairman Almquist requested that it be noted that the trees be professionally planted and it needs to have a consistent water supply. Chairman Almquist asked Commissioner Clayton if he would accept that into his motion. Commissioner Clayton replied yes, he would further state the mitigation plan needs to be done no later than June 30th, 2006. Commissioner Bracken seconded the additions to the motion.

All voted aye.

C. Consider a conditional use permit request to expand an automobile sales lot within a C-3 (General Commercial) zone on the southwest corner of St. George Blvd. and 700 East. Mr. Skyler Lawrence, representative. Case No. 2005-CUP-036

Chairman Almquist read the next item which is a Reduced Setback into the record. This item coincides with this conditional use permit.

REDUCED SETBACK

Consider a reduced side yard setback in a C-3 (General Commercial) zone from the required ten (10) foot setback to a variable distance of 1.35 to 2.5 foot setback on the south side property line for a proposed new building to be located on the southwest corner of St. George Blvd. and 700 East. Mr. Skylar Lawrence, representative. Case No. 2005-RS-006

Planner Ray Snyder said staff received a large set of construction plans for this project. The project involves the removal of an existing swimming pool and an existing building currently occupied by an auto dealership, travel agency and accountant. The building also contains two residential units on the second level that are periodically occupied. What they would like to do in the new proposed building is have a car sales, office space and hotel rooms. Ray presented color elevation of the new proposed building. The proposed building will be 17 ft. with the highest peak of the parapet being 22'-6". A total of 36 parking spaces are provided.

Ray stated that staff comments state the existing and proposed uses are consistent with the C-3 zone, providing that the proposed use of an automotive sales lot has an approved conditional use permit. Note that the existing building is non-conforming in regards to the building setback on 700 East. If the building were to remain then any enlargement of the existing building would require Planning Commission approval per Chapter 16. The proposed new building will be relocated to comply with the required setbacks and would be conforming.

PLANNING COMMISSION
September 27, 2005
Page Twelve



Council Member Allen said the whole idea in this conditional use change is that the board needs to be tighter and actually state everything that they expect to happen in a conditional use in a motion so there is nothing left for question.

Commissioner Taylor said he attended the Utah League of Cities and Towns on the topic of Conditional Use Permits. Basically the procedures need to be well defined. If the applicant violates the conditions then there has to be a written statement of how the applicant violated the conditions. Then there is a notice sent to the applicant to correct the violation and then the applicant is allowed to appeal and show that they have made corrections. If they failed to comply then the City can issue a revocation.

Deputy City Attorney Ron Read it is a permitted use with conditions but the conditions are listed up front. If the board doesnt like used car sales in this zone then it will need to be removed from the use list.

Commissioners discussed further the concept of having Conditional Use Permits.

Commissioner Burks said if they turn this request down tonight can they continue to operate with the old one. Ray Snyder replied no, the site is completely changing.

Commissioner Bracken said it would be good if staff would make sure the applicant has complied with the conditions for a Conditional Use Permit.

Planner Ray Snyder said staff does recommend the reduced setback in the back and staff would request that they have a condition for the landscape. Plus put some language in the motion that they keep the vehicles out of the landscape area. Other than that he doesnt see anything else.

Commissioner Campbell asked what is the percentage for landscaping. Ray replied 5%. Commissioner Campbell said what is the justification to reducing the setback to the rear? Ray said they probably could function better if they move it. There has been request for these type of setbacks before on other projects. Ray said the ordinance states they have to meet setbacks unless the Planning Commission says otherwise.

Commissioner Campbell said the setbacks are there for a reason. They are asking for something less and they dont even have a hardship for the request. Here is the problem that he sees for the whole thing, they have parking to the south, right to the face of the stucco building and there is a parking lot up to the north, right up to the face of the stucco building and sidewalk.

Commissioner Stout said there is a 3 ft. retaining wall on the south end of the property between the property and the parking lot. There is an elevation change there.

PLANNING COMMISSION
September 27, 2005
Page Thirteen



Council Member Allen said this is not adequate rendering. There is no color or landscaping showing. She asked about the lighting.

Planner Ray Snyder mentioned he does have a photometric (lighting) plan and went through some of the numbers.

Council Member Allen discussed the appearance of the site with the proposed improvements for the St. George Blvd.

Skyler Lawrence, representative and manager of the property discussed how plans have evolved to preparing changes for this site with a new building and expansion of the existing auto sales. He expressed how they hope this is a solution to the many challenges they have had with this site and some of the noncompliance issues the City has been dealing with.

Council Member Allen said she wants to see the footprint of their proposed project.

Commissioner Stout said you have plenty of room for the building to move forward. Skyler said they need that space out front to show cars. If they take out an entire row of cars then they couldnt pay their rent.

Commissioner Campbell said there needs to be 5 ft. of landscaping in the back - you need to figure this out. Something in the front and the back for landscaping.

Commissioner Taylor said they need to calm down the lighting.

Commissioner Clayton called a question. He would like to make a motion.

MOTION: Commissioner Clayton made a motion to table this to give the applicant significant time to answer these questions and take some of the ideas that have come out of this group. Come back in two weeks and give the board another look at it with numbers, landscaping and building color. Commissioner Burks said he would second that motion. Commissioner Burks also wants to see the conditions attached to that property. All voted aye.


MOTION: Commissioner Clayton made a motion to tabled the reduced setback in relation to the Conditional Use Permit due to lack of information. Commissioner Bracken seconded the motion. All voted aye.




PLANNING COMMISSION
September 27, 2005
Page Fourteen




PRELIMINARY PLATS

A. Consider a preliminary plat request for Sun River St. George Phase 22 with 40 single-family detached patio homes located on the south side of Sun River Parkway and North Country Club Drive intersection. Mr. Darcy Stewart, applicant. Case No. 2005-PP-046

B. Consider a preliminary plat request for Sun River St. George Phase 23 with 31 single-family detached patio homes located on the south side of Sun River Parkway and North Country Club Drive intersection. Mr. Darcy Stewart, applicant. Case No. 2005-PP-047

C. Consider a preliminary plat request for Sun River St. George Phase 24 with 41 single-family detached patio homes located on the south side of Sun River Parkway and North Country Club Drive intersection. Mr. Darcy Stewart, applicant. Case No. 2005-PP-048

Planner Mark Bradley said these next three phases are in the same area and could be considered together. Chairman Almquist continued to read items A, B, and C into the record.

Mark said these are all located in the easterly southernly portion of the land. All three phases are the typical Sun River phase layouts. When Scott McCall made revisions on these three phases, it became conditioned on the heights and wall locations.

Commissioner Stout said on Phase 22 there is a 29 ft. and 36 ft. private street, on Phase 23 there is a 33 ft. private street and on Phase 24 there is a 29 ft. private street. Why the different street widths? Mark said Scott said the design is based on the size of the home which is how they use the different widths of the private streets.

Scott McCall from Rosenberg Associates said the 40 ft. widths are usually throats where you are coming off a main arterial into the subdivision. There is one 36 ft. that goes through the whole 200 lot cluster, and 30 ft. and the 29 ft. are standards. They use the 29 ft. wide one where they have a smaller house project.

Commissioner Stout said do they have a sidewalk on one side of the street. Scott McCall replied yes.

MOTION: Commissioner Stout made a motion to recommend to City Council approval of three preliminary plats for Sun River Phases 22, 23 and 24 with understanding and the acceptance that there be sidewalks on one side of those streets and clarifying that regardless of the what the drawings might show the walls would have to meet the current minimum City standards. Commissioner Burks seconded the motion. All voted aye.


PLANNING COMMISSION
September 27, 2005
Page Fifteen



D. Consider a request for an amended and extended preliminary plat for Kachina Springs East Phase 2 with 80 single-family detached patio homes located off Entrada Trail on the east side of Snow Canyon Parkway. Mr. Richard Allen, representative. Case No. 2005-PP-049

Planner Mark Bradley pointed out the area on his presentation slides. Part of the request to expand this area - is this not a significant change to the overall master plan for this area. Mark said when you go from lots to patio homes it increases the density but this project has shown less. Mark said staffs comments are:

1) The existing/original Kachina Springs East Phase 2 preliminary plat was approved on November 18, 2004 and the final plat was approved on July 21, 2005. The final plat would require amendment.
2) This area of the Entrada Planned Development Master Plan is designated as lots similar to the Kachina Cliffs phases. The Planning Commission and City Council is to consider whether or not this is a significant change the approved PD Master Plan and would require
an amendment to the PD zone. The easterly pads of the existing Kachina Springs East Phase 2 were designated as lots. The change was determined not a significant change based on not increasing the overall density where there were less pads in the phase than was shown on the master plan and the Entrada Trail (private street) became a separation line between the lot and pad development.

Richard Allen representative of Entrada said the overall density for Entrada has been toned down from time to time. Entrada will be coming forward with a new master plan which will show the changes to the development.

Council Member Allen asked if the homeowners are aware of this change. Richard said they were.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a request for an amended and extended preliminary plat for Kachina Springs East Phase 2 with 80 single-family detached patio homes located off Entrada Trail on the east side of Snow Canyon Parkway. Mr. Richard Allen, representative and also that the change is not a significant change. Commissioner Clayton seconded the motion. All voted aye.


E. Consider a preliminary plat request for Snowfield Estates with 44 residential lots located at the proposed intersection of Valley View Drive and Stonebridge Drive. Mr. Jeff Rogers, applicant. Case No. 2005-PP-050


PLANNING COMMISSION
September 27, 2005
Page Sixteen




Planner Mark Bradley said this piece of land came through for a zone change from an R-1-10 to an R-2. The south of the portion is the R-1-10 and the north section is the R-2 portion.

Mark stated that staff comments are;

1) All privacy and retaining walls location and height shall comply with City standards.
2) A minimum 10 ft. landscape strip, including approved street trees with a privacy wall is required along both Valley View Drive and Stonebridge Drive due to double fronting lots and limited access. A homeowners association (HOA) would be required to maintain the landscape.
3) A southbound deceleration lane on Valley View Drive is shown on the plans.
4) There are many utilities (storm drain, sewer line, irrigation ditch) that encumber the property. Some will be re-routed while others will remain within their respective easement. The existing irrigation ditch would be abandoned.
5) Additional cross-sections of Stonebridge Drive will be provided for the Planning Commission.

Commissioner Clayton asked Jay Sandberg City Engineer if he was satisfied with the intersection. Jay replied they have looked at that intersection and there is adequate room. There is 550 ft. site distance. This meets all the criteria. Stonebridge Drive is a cross section that is different instead of having a 66 ft. road with 50 ft. of asphalt, they actually have 29 ft. of asphalt and with more landscaping on the sides. All the lots access from the side streets.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a preliminary plat request for Snowfield Estates with 44 residential lots located at the proposed intersection of Valley View Drive and Stonebridge Drive. Mr. Jeff Rogers, applicant, subject to staffs conditions. Commissioner Campbell seconded the motion. All voted aye.


LOT SPLIT

Consider a request to divide a parcel of land into two parcels located at approximately 152 East Riverside Drive. Mr. Darwin Leavitt, representative. Case No. 2005-LS-011

Planner Ray Snyder said you have seen this before for a conditional use permit for their height. Staff has reviewed the site plan review. Parcel #1 is 2.196 acres and Parcel #2 would be 5.137 acres. The subject hotel would be located at 152 East Riverside Drive. Ray said one of the issues that is in the conditions is that the City Engineering wants to have reciprocal access. Because of how busy Riverside is and the fact this property they pushed the driveway over as far PLANNING COMMISSION
September 27, 2005
Page Seventeen



as possible. Staff feels this lot split is quite routine. Staff does recommend approval on this based on the following standard conditions;

1) Provide separate deeds for each created parcel.
2) In addition to the legal descriptions that appear on the ROS (Record of Survey; which is filed with the County Recorder and is not recorded) provide the City a separate 8-1/2 x 11 legal descriptions for each parcel.
3) A utilities and drainage easement shall be completed, notarized and recorded.
4) The City Engineer shall review the cross access (reciprocal access agreement). The cross access agreement shall be recorded by the applicant and a copy provided to the City.
5) The applicant shall submit for review all legal documents to the City Attorneys Office.

Plus the Traffic Engineering conditions;

1) That a cross access (reciprocal access agreement) easement be prepared for the two lots so access can be achieved between the lots.
2) A deceleration lane shall be installed as a result of the Comfort Inn site plan review.

Darwin Leavitt the applicant said it was his understanding they were not going to move the driveway down. The entrance they have on Riverside Drive was going to be enough.

Cathy Hasfurther City Engineer said the Chevron entrance and the plaza on the corner the City engineering aligned it to where the one side is in line with the Chevron access and it is wide enough to cover the Chevron access plus a little bit of the other entrance. So with the deceleration lane it would avoid some conflict there.

Commissioner Bracken asked if this type of lot split should be recorded? Deputy City Attorney Ron Read said it was his understanding it was recorded. They record the deeds and it is filed at the County. The title company knows that they are recorded at the County.

Bob Nicholson said they will need to look at that. Bob said they do lot splits for convenience. But now the State law says that any lot split should be recorded. Bob said this is something they need to revisit.

MOTION: Commissioner Stout made a motion to recommend to City Council approval of a request to divide a parcel of land into two parcels located at approximately 152 East Riverside Drive. Mr. Darwin Leavitt, representative, as presented with conditions as outlined in staff report and two conditions of traffic engineering. Commissioner Taylor seconded the motion. All voted aye.


PLANNING COMMISSION
September 27, 2005
Page Eighteen



WIRELESS DEVELOPMENT MASTER PLAN

Consider a request for a Wireless Development Master Plan for T-Mobile. Mr. Terry Cox, representative. Case No. 2005-WMP-002

Planner Ray Snyder presented the master plan T-Mobile is trying to get approved. With each individual request T-Mobile needs to come back for approval on the height. This is in front of you for just the conceptual plan tonight.

Commissioner Burks asked if the tower is not acceptable then they get to build another one. What will it look like and how high?

Terry Cox said this is a 10-year outlook. He will have more detail when they come before Planning Commission as a Conditional Use Permit. If they let them stretch the towers out then they can put in quite a few more carriers on the tower. It is better to have a 50 ft. and put three carriers on that pole.

Commissioner Stout said there are some great concepts out there - she doesnt feel that they need to put out more 25 ft. towers.

Planner Ray Snyder presented some different concepts of power poles which are available. Terry said a stealth tower can only handle one carrier.

MOTION: Commissioner Bracken made a motion to recommend to City Council approval of a request for a Wireless Development Master Plan for T-Mobile. Mr. Terry Cox, representative. Commissioner Stout seconded the motion. All voted aye.


DISCUSSION ITEM

Discussion of exterior colors on buildings. Case No. 2005-DI-004

Commissioner Campbell said there are quite a few buildings with murals and bright colors on them. They need to determine if this is acceptable or not. They need to come up with a percentage so it is not a solid neon color.

Deputy City Attorney Ron Read said there is a sign ordinance which this may fall under. Bob Nicholson said in Boulder, CO they do allow murals but they are artistic. Commissioner Campbell said you have to be careful what you describe as art.

PLANNING COMMISSION
September 27, 2005
Page Nineteen




MINUTES

Consider approval of the Planning Commission minutes of the meeting of August 23, 2005.

MOTION: Commissioner Clayton made a motion to accept the minutes of August 23, 2005. Commissioner Burks seconded the motion. All voted aye.


Meeting adjourned at 8:35 p.m.