Planning Commission Minutes

Tuesday, October 25,2005



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
October 25, 2005 - 5:00 p.m.


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

CALL TO ORDER

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

FINAL PLATS

A. Consider approval of a final plat for Sun River at St. George Phase 17A with 35 single-family detached patio homes located south of Sun River Parkway between Angel Arch Drive and the Atkinville Wash. Mr. Darcey Stewart, applicant. Case No. 2005-FP-075

B. Consider approval of a final plat for Sun River at St. George Phase 17B with 28 single-family detached patio homes located south of Sun River Parkway between Angel Arch Drive and the Atkinville Wash. Mr. Darcey Stewart, applicant. Case No. 2005-FP-076

Planner Mark Bradley said these two final plats are ready for approval and all signatures have been obtained.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of the two final plats with authorization for chairman to sign. Commissioner Burks seconded the motion. All voted aye.





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PUBLIC HEARING - ZONE CHANGES

A. Consider a zone change request from R-2 (Multiple Family Residential) to RCC (Residential Central City) for the area referred to as Sandtown located approximately north of 150 North, east of Bluff Street, south of the Red Hills Golf Course, and west of the Red Hills. Mr. Paul Bottema, representative. Case No. 2005-ZC-032

Bob Nicholson stated this item is to re-zone the R-2 (Multiple Family Residential) zoning in the Sandtown area to RCC (Residential Central City). This request is initiated by residents within the zone and the Downtown Neighborhood Committee. The location of this request is approximately 150 North, east of Bluff Street, south of the Red Hills Golf Course, and west of the Red Hills. On October 7, 2004 the Mayor and City Council received a letter from several residents within the said area to establish a pending ordinance for the Sandtown area to consider the RCC zone. The City Council accepted the request and approved a pending ordinance for 6 months in order for notices to go out to all the residences in the subject area and for the Planning Commission and City Council to consider the request through the public hearing process. On November 9, 2004 the Planning Commission tabled the re-zone request, requiring the applicants to conduct a land use inventory similar to what was performed on the downtown to gain a better understanding of the area. On January 25, 2005 most of the public comments at the Planning Commission meeting were in opposition to the zone change. After much discussion the Commission voted 4-2 in favor of the rezone to RCC. On March 3, 2005 the City Council continued the public hearing because a full City Council was not present. On March 17, 2005 the City Council continued the public hearing to receive more input by a consultant. On August 9, 2005 the Planning Commission recommended approval of a request to amend Title 10, Chapter 7F, Residential Central City Zone, St. George City Code, to make modifications and include a section on architectural standards. On September 22, 2005 the City Council approved the ordinance to amend the RCC (Residential Central City) zone to make modifications and include a section on architectural standards.

Bob stated that the chairman of the committee for the Sandtown area is here tonight, Paul Bottema.

Paul Bottema said they agree with the changes that have been made to the RCC zone.

Bob Elliott a resident in Sandtown said he is opposed to this change. He owns a little over an acre south of Main. He is surrounded by rentals. He feels the City is spot zoning his property. His intention is to build units on his parcel and retire. He requests that his property be left out of this zone change.

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Commissioner Stout said this will not eliminate you to build units on your property. It is not taking your ability away. Bob Elliott said it is taking his ability to build the number of units he wants to build.

Bob Nicholson said in the RCC zone you could potential get 9 units per acre. You cant get 9 units per acre in an R-2 and you cant build a triplex or a 4-plex in an R-2 zone. Bob said but in an RCC potentially you can subject to meeting those design standards.

Will Roberts said he is surrounded by commercial activity and condos. His parcel is not really residential. He is studying law and was hoping to use his current resident as an office in the future. His question is can they draw the line around him and not let his parcel be changed.

Bob Nicholson spoke on Will Roberts request to someday have a business at his home. Bob said he could still do that under a Home Occupation Ordinance.

Commissioner Stout said when you open your pending business - do you plan on having clients come to your home. Will said he is not finished with school he just wants to keep his opportunity open.

Steve Despain said he is surrounding by apartments and condo projects. He is definitely in favor of this. He is a law enforcement officer and rental areas are problem areas.

Paula Bottema said she is for the change. They need to encourage more families in the neighborhood. With all the rentals she feels this will help with this change.

Rick Ence said this does affect some property he will have designs on. He said he doesnt know why they dont draw the line down Diagonal for this change. Why involve other areas of Sandtown. He is concerned about the prices of homes and the way the prices of lots and homes are on the rise. This change splits the property that he owns now at 500 West Diagonal.

Hyland Kirkland said his home is located behind Golds Gym. The back half of his property is commercial. He owns a full half acre. He is a believer in personal property rights. If you take away the duplex zoning where would you put it. It will be a little bit tougher for the lot owners. Most of the lots in Sandtown are build out. He feels he will lose the value of his property. He is against this and doesnt feel this will make that much of a difference.

Georgia Barker said what they have is a variety of housing and if this is not changed you will have one type of housing and that type will be rental. They are not against rentals but there needs to be a mixed use for the area.


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Chairman Almquist said asked for a motion.

MOTION: Commissioner Stout made a motion to recommend to City Council approval for a zone change request from R-2 (Multiple Family Residential) to RCC (Residential Central City) for the area referred to as Sandtown located approximately north of 150 North, east of Bluff Street, south of the Red Hills Golf Course, and west of the Red Hills. Mr. Paul Bottema, representative. Commissioner Campbell seconded the motion.


DISCUSSION ON MOTION

Commissioner Bracken asked a question on the motion. He said because there were board members on the Planning Commission that have worked with the Downtown Committee, should they be allowed to vote on this item or is it a conflict of interest.

Deputy City Attorney Ron Read said there are all sorts of conflicts but he sees no conflict in his opinion for this item.

MOTION: (continues): Commissioner Burks voted nay
Commissioner Clayton voted nay
Commissioner Bracken voted aye
Commissioner Stout voted aye
Commissioner Taylor voted aye
Commissioner Campbell voted aye

The motion carried with a 2 to 4 in favor.


B. 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

Planner Mark Bradley he was informed that this item would be tabled. They have been trying to work out many different issues on the project.

Chairman Almquist said they will look at this item at the end of the agenda to see if the applicant or representative will show up.


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C. Consider a zone change request from R-2 (Multiple Family Residential) to PD (Planned Development) Residential on 1.412 acres located at 449 West and 500 North. Mr. Jeremy Black, applicant. Case No. 2005-ZC-031

Planner Mark Bradley presented the site plan. The applicant received approval by the City Council to build the development during the time of the pending zoning ordinance. The duplexes are a story and half. The number of units and density would remain the same as is currently approved. There are 14 units with a density of 9.92 dwelling units per acre. The development complies with the existing zoning regulations, which in this case the density exceeds the general plan. His request before you tonight is to have the zone changed to a PD residential from an R-2. This would make it capable to have individual home ownership.

Commissioner Stout asked if the design standards would meet the design standards for the RCC zone. Commissioner Campbell said the development design is not far off. It comes down to just a few design details.

Jeremy Black the applicant said they took the RCC into account when they were designing the project. The homes have rock face on the front and stucco.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a zone change request from R-2 (Multiple Family Residential) to PD (Planned Development) Residential on 1.412 acres located at 449 West and 500 North. Mr. Jeremy Black, applicant. Commissioner Bracken seconded the motion.

Deputy City Attorney Ron Read said make it clear that they stay with what they done to date on the project and they need to come back if they do something different. All future buildings will adhere to what is currently being done.

His comment was approved into the motion. All voted aye.


PUBLIC HEARING - GENERAL PLAN AMENDMENT

Consider a request to amend the General Plan - Land Use Map to change the land use designation of Low Density Residential (up to 4 dwelling units per acre) to Medium Density Residential (up to 9 dwelling units per acre) on property located at the southwest corner of the intersection of Dixie Drive and Mesa Palms Drive. The area consists of approximately 13.20 acres. Mr. Kelly Erickson, representative. Case No. 2005-GPA-004

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Planner Mark Bradley said the Planning Commission asked for the applicant to come back with renderings to what it will look like on this site. So he will turn this over to the applicant.

Kelly Erickson representative of Sage Canyon passed out the renderings. Rick Wells said they have been able to sit down with their client and come up with this plan. On the site plan the units on the lower road are two-story units which will be off Dixie Drive. Most of the other homes will be walk-out basements. They moved the pool and recreation area from the back of the development to the front. The three-story buildings are in the south section of the parcel. He presented a color rendering of the two-story and three-story buildings. He feels this will address the concerns of the residents in the area. The 3-story buildings will be about 30-35 ft. and the two-story about 24-25 ft. All the buildings do have elevators.

Commissioner Campbell asked how are you taking care of the treatment of the grade? Rick said they will carve back into the hillside to place their retaining walls. They will also retain on the back side of the units. They think they will need to have 18 ft. of retaining in back of the units which will be done in tier.

Commissioner Stout said she likes the changes and they have made a lot of progress from their last meeting with Planning Commission.

Rick Wells said everything that is visual from the outside of the project is two-story or less and cant be seen from Dixie Drive or Mesa Palms Drive. Rick said the units will be about 1,200 sq. ft. to 2,000 sq. ft. They are showing 114 units. Rick said the traffic will come out onto Mesa Palms Drive and turn out onto Dixie Drive. Rick indicated that some of the units will be affordable and some will be high price.

Kelly Erickson said the smaller units would be more of the affordable housing. Kelly said this has been the slowest project to be build out because of the expansive soils. Kelly said this development is back away from Dixie Drive.

Commissioner Burks asked about the traffic on Dixie Drive. The stop coming down from Bloomington is almost impossible to turn left. Kelly said he was told that they did not need to do a traffic study for this area. They will work with Aron Baker and make sure that it is safe to get in and out of the project.

Jay Sandberg City Engineer said The Lakes traffic study is done and it states that Dixie Drive is overextended right now. He knows that they are going to make sure that The Lakes is going to tow the line. So it would only be fair to have other subdivisions coming in to do the same. City knows that Dixie Drive is taking on a lot of traffic.

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Commissioner Taylor said the 3-story structure increases density there. He has a concern about having 3-story standards in this area. Commissioner Stout said this is a general plan amendment so if they approve it - it just means that they are approving the density not the height of the units.

Chairman Almquist said if you plant trees along some of windows then they could try to hide some of these buildings in 5-10 years. Seldom do they request for the developers to use landscaping to hide some of the heights of the buildings.

Kelly Erickson said on the back side of the project it slopes down so the units in the back might be 15 ft higher because of the natural terrain out there.

MOTION: Commissioner Stout made a motion to recommend to City Council approval for a request to amend the General Plan - Land Use Map to change the land use designation of Low Density Residential (up to 4 dwelling units per acre) to Medium Density Residential (up to 9 dwelling units per acre) on property located at the southwest corner of the intersection of Dixie Drive and Mesa Palms Drive. The area consists of approximately 13.20 acres. Mr. Kelly Erickson, representative. Commissioner Bracken seconded the motion.

Commissioner Clayton said could the motion be amended to say that the plans that were shown here tonight have nothing to do with this motion. All voted aye.


Council Member Allen left at 7:10 p.m.

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 Out Lot #5 located within a PD (Planned Development) zone at Pioneer Road and 2710 South Circle. Watson Engineering Co., representative. Case No. 2005-SPBE-011

Planner Ray Snyder said this was before you on September 27th. This gave the applicant time to come back with the colors and elevations. They have almost copied one of the buildings that is currently out there. Staff has the same recommended conditions from the last meeting.

Staff recommends approval subject to:
1) Signage shall be approved under a separate permit.
2) Earth tone colors shall be used (as depicted by the October 19, 2005 submittal).


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3) the elevations shall include 8x8x16 single scored CMU columns which project 1'-0" from face of building on all sides (as depicted by the October 19, 2005 submittal).
4) An EIFS overhang shall be added (as depicted by the October 19, 2005 submittal).
5) The HVAC systems will be split systems with compressors on the ground and will be screened by landscaping. There will be no mechanical units on the roof.

Ralph Watson from Watson Engineering read an e-mail from the Klein Group which is located in Coldwater, Michigan. There are no roof top units and metal awnings were deleted. They added bump ups to each side of the buildings. They have put block columns on both sides of the building. The landscaping has had some modifications. They have designated some shrubbery areas around the building. He feels this is most of the changes that were requested from Planning Commission in the last meeting.

Commissioner Campbell said did they get the EIFS stucco on the back side of the building instead of the white they presented in the last meeting. Ray said in talking with the applicant he said they really want to comply so you could put that as part of the condition.

Chairman Almquist said they amended the landscape plan instead of grass right up to the building now they replaced it with gravel. Now they have brought the units down from the roof top and put them on the ground surrounding them with bushes. They need to show more of a pizzaz instead of the gravel around those units before the next City Council meeting.

MOTION: Commissioner Stout made a motion to recommend to City Council approval of a request for a site plan and building elevation approval for a proposed 8,000 sq. ft. retail building on the Wal-Mart Out Lot #5 located within a PD (Planned Development) zone at Pioneer Road and 2710 South Circle. Watson Engineering Co., representative, subject to the five recommendations from staff and EIFS being finished consistent with the parapet wall and a landscape plan with pizzaz. Commissioner Burks seconded the motion. All voted aye.


CONDITIONAL USE PERMITS

A. Consider a conditional use permit request to provide retail sales and outdoor display of landscape rock located within a c-3 (General Commercial) zone at 447 No. Bluff Street and establish a shared parking agreement with the adjoining south property. Mr. Robert Rusby, applicant. Case No. 2005-CUP-034

Planner Ray Snyder said the applicant is not here tonight. Ray said they have dramatically reduced the display out there since the last meeting with Planning Commission. City Engineering said they would like to see some traffic obstruction.
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Commissioner Stout said the landscape is 380 sq. ft. for this site. The client wants to consider the display of their landscape rock as part of their landscaping requirements. How can they count that as part of their landscaping? It is not a permanent display.

Chairman Almquist asked staff to speak to the client once he returns and point the items out that the commissioners have brought up tonight.

Motion by the Chairman Almquist to table this item.

B. Consider a conditional use permit request to construct a detached garage/shop that would exceed the allowable height of fifteen feet up to approximately twenty feet five inches (20'5") located within a RE-20 (Residential Estate) zone at 2538 East 2390 South Circle. Mr. David Weller, applicant. Case No. 2005-CUP-038

Planner Ray Snyder said this is in Crimson Cliffs subdivision. The area the applicant plans to have for a driveway is a tight area. But he would like the Planning Commission to take into account that this is a residential home so there will not be a great deal of traffic. Staff recommends approval.

David Weller the applicant stated that the fence was left open for construction equipment which is on 2450 West.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a conditional use permit request to construct a detached garage/shop that would exceed the allowable height of fifteen feet up to approximately twenty feet five inches (20'5") located within a RE-20 (Residential Estate) zone at 2538 East 2390 South Circle. Mr. David Weller, applicant, the wall must be enclosed in and no access on 2450 South. Commissioner Taylor seconded the motion. All voted aye.


PRELIMINARY PLATS

A. Consider a preliminary plat request for Sun River St. George Phase 26 with 39 single-family detached patio homes located at Sun River Parkway and the extension of Pioneer Road. Mr. Darcy Stewart, applicant. Case No. 2005-PP-051

Planner Mark Bradley said this exhibit shows the exact location where phase 26 is located. Pioneer Road is located further to the east. The interchange will be in the southwest corner of the future intersection of Sun River Parkway and Arrowhead Canyon Drive. They have met the requirements that the City has requested of them.

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MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a preliminary plat request for Sun River St. George Phase 26 with 39 single-family detached patio homes located at Sun River Parkway and the extension of Pioneer Road. Mr. Darcy Stewart, applicant. Commissioner Bracken seconded the motion. All voted aye.


B. Consider a preliminary plat request for Cottam Fields with 30 single-family residential lots located on the east side of River Road at approximately 2250 South, north of the City fire station. Mr. Dan Hoopes, applicant. Case No. 2005-PP-053

Planner Mark Bradley said there is a site plan and an aerial view of the site. This will come in parallel along River Road. As this has been looked at by the City Traffic engineer, the road will need to tie on with the intersection of River Road and Fort Pierce Drive.

Mark indicated staff comments are as follows;

1) There are problems with the proposed grading plan with drainage and walkout basements. Extensive drainage facilities will be required on the construction drawings.
2) Site distance at the River Road entrance/exit requires review.
3) When the remaining area is developed along River Road (north of this proposed subdivision), the existing driveway to the Cottam residence would need to go away. The proposed 50 ft. street would extend north-paralleling River Road up to the streetlight. The Cottam residence access would either be from the street light intersection of River Road and Fort Pierce Drive or at the new River Road associate with this plat.
4) There should be consideration of whether or not the existing Cottam home should be part of this plat based on the location and configuration. The home fronts the back of the proposed lots.
5) Staff strongly recommends;
A) The canal be piped,
B) The site grading and drainage be revisited,
C) No walkout basements (Lots 21-26). See cross section B. Lots should be at street grade.
D) The fill (earth) to be on its own lot without encroaching onto another lot.

Mark said the lots along River Road sit a lot lower. Staff recommends that the privacy wall be less than 6 ft.

Chairman Almquist asked why the homes are reversed with the walkout basements. Commissioner Clayton said it is because they have a berm. Mark Bradley said there are some things that need to be addressed.

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Jim Raines with Bush and Gudgell said as far as the grading issue they were trying to create some walkouts. The biggest problem with this project is the hole. To extend their road off of River Road Jim said the back of Cottams home is about 60 ft. from the back of this project.
Jim said they have talked with Jay Sandberg about drainage. They may have to do something with the lower lots.

Commissioner Clayton how will Cottam balance his property if he chooses to develop his parcel.

Jim said they will have to work with the canal. They understand the issue with an open canal. They will either have to wall it or pipe it. Jim said the grading issue has been resolved. They are still working on the drainage issues.

MOTION: Commissioner Stout made a motion to recommend to City Council approval of a preliminary plat request for Cottam Fields with 30 single-family residential lots located on the east side of River Road at approximately 2250 South, north of the City fire station. Mr. Dan Hoopes, applicant, with the recommendation that the site drainage being revisited prior to the final plat be submitted for approval, as presented here tonight there will be no walkout basements for lots 21-26 and the lots will be at approximately street grade and the fill on each individual lot will be contained within their own lots without encroaching on to another lot. Commissioner Burks seconded the motion. All voted aye.


C. Consider a preliminary plat request for Canterbury Court with 6 single-family residential lots located at 1100 East and approximately 1000 South. Mr. Kevin Ence, applicant. Case No. 2005-PP-054

Planner Mark Bradley said the applicant is not present tonight but because the Planning Commission has seen this project before he would recommend moving this project forward. Staff does not have a problem with this project.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a preliminary plat request for Canterbury Court with 6 single-family residential lots located at 1100 East and approximately 1000 South. Mr. Kevin Ence, applicant. Commissioner Burks seconded the motion. All voted aye.


PUBLIC HEARINGS - ZONING REGULATIONS AMENDMENTS

A. Consider a request to amend the St. George City Code, Title 10 Zoning Regulations, Chapter 5 Agricultural Zones and Chapter 7 Residential Zones to establish a City park or City playground as a permitted use. City of St. George, initiated. Case No. 2005-ZRA-009

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Bob Nicholson stated this request has been made by the City Leisure Service Director Kent Perkins. Bob said down the road the new law when the City has conditional uses the City needs to have some very defined standards for those conditional uses. This will be the first.

Commissioner Taylor said does this mitigate the opportunity for public comment if a park is going to be developed in a neighborhood. Bob said City Parks Department usually goes out in the neighborhood and gets input. This would eliminate the process.

Commissioner Stout said how would that affected the park for the Little Valley area that came through here not too long ago. Bob said you would not have had that hearing.

Commissioner Stout said every park is created a little bit differently. Could the City define what parks could be established? Bob said they could.

Bob said he will bring this back in two weeks to be discussed further with Planning Commission on trying to define regional parks versus neighborhood parks.

B. Consider a request to amend the St. George City Code, Title 10 Zoning Regulations, Chapter 21 Landmark Site, to establish additional criteria for buildings to become a designated landmark site and expound on the type of uses that would be appropriate and in harmony with the surrounding residential zone(s). City of St. George, initiated. Case No. 2005-ZRA-010

Bob Nicholson said Kim Campbell is the chairman of the Historic Preservation Committee. Bob said in the older part of town they are getting more and more requests for landmark sites. They look at other cities to see how they define their landmark sites. Bob read the new proposed changes and additions of text into the record.

After a discussion on the text it was decided to have this be tabled until the next meeting in two weeks for further discussion.

Chairman Almquist said since there was no representative for item 2B on the agenda then it needs to be tabled.

Mark Bradley said he talked to Scott McCall and he could not get a hold of Rick Rosenberg. He said they could table this to the next meeting.