Planning Commission Minutes

Tuesday, January 24,2006



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
January 24, 2006


PRESENT: Chairman Gil Almquist
Commissioner Ross Taylor
Commissioner Kim Campbell
Commissioner Vince Clayton
Commissioner Chapin Burks
Commissioner Ron Bracken

CITY STAFF: Deputy City Attorney Ron Read
Community Development Director Bob Nicholson
Planner Mark Bradley
Planner Ray Snyder
Engineer Cathy Hasfurther
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.

CONSENT ITEMS - FINAL PLATS

Consider approval of the following final plats:

A. Crystal Springs with 20 patio homes sites located off Sunbrook Drive, east of the Crystal Lakes Townhomes. Mr. Korey Kinder, representative. Case No. 2006-FP-002

B. Whispering Ridge Phase 1 with 2 single-family lots located at Indian Hills Drive at approximately 1200 West. Mr. Cary Blake, applicant. Case No. 2006-FP-003

C. The Ledges Phase 2 with 51 single-family lots located west of Highway 18 at approximately 5000 North. Mr. Derrek Smith, representative. Case No. 2006-FP-004

D. The Ledges Phase 4 with 2 single-family lots located west of Highway 18 at approximately 5000 North. Mr. Derrek Smith, representative. Case No. 2006-FP-005


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E. Consider approval of a final plat for Lakota Phase 1 with 60 single-family lots located on the eastside off Snow Canyon Parkway and Dixie Downs Road intersection. Ence Homes, applicant. Case No. 2006-FP-006

F. Consider approval of a final plat for Lakota Phase 2 with 27 single-family lots located on the eastside off Snow Canyon Parkway and Dixie Downs Road intersection. Ence Homes, applicant. Case No. 2006-FP-007

Chairman Almquist read into the record item A, E and F. Commissioner Clayton has a conflict of interest on those three read into the record. He will not vote on these items.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of final plats 1A, 1E and 1F with authorization for Chairman to sign. Commissioner Burks seconded the motion. All voted aye.


Commissioner Clayton returned to the board.

Jay Sandberg Development Services Engineer said Whispering Ridge has a couple of areas at the entrance that needs to be decided if this area is going to be landscaped. If theyre going to landscaped those areas then it needs to be designated as common area and a HOA needs to be created to maintain that area. Otherwise, it probably needs to be taken off the plat.

Jay indicated that The Ledges there is an access road that needs to be recorded before these final plats can be recorded.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of final plats 1B, 1C and 1D and authorize chairman to sign. Commissioner Burks seconded the motion. All voted aye.


PRELIMINARY PLATS

A. Consider a preliminary plat request for Pelican Hills with 142 condominium units located at Dixie Drive and the realignment of Canyon View Drive. Mr. Steven Maddox, applicant. Case No. 2005-PP-045

Planner Mark Bradley said this originally came in as the Casa Blanca Planned Development which was approved by the City Council on July 10, 2003. The overall number of units and density remains the same. The first phase will consist of 45 units, clubhouse, pool, basketball PLANNING COMMISSION
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court, phase 2 will be 50 units and a putting green. The final phase 3 will be 48 units. There are proposed two accesses. One from Dixie Drive (Phase 2) and the other from the realigned Canyon View Drive (Phase 1).

Mark presented pictures of the site. The overall parking and building separation is base on City standards. The applicant would like to request a gated community. Staff members would want to keep the accesses open and not approve the gate. Mark said due to the nature of the site the proposed grade on the northerly portion of the development along Dixie Drive would be at a higher elevation than Dixie Drive.

Mark said staff comments are as follow;

1. The recommendations for the project based on the impacts from the study should be a condition of approval.
2. A preliminary road profile of the realigned Canyon View Drive was submitted on January 17, 2006 for review. The review and recommendations from the review should be a condition of approval.
3. Due to the nature of the site, the proposed grade on the northerly portion of the development along Dixie Drive would be at a higher elevation than Dixie Drive.
4. Staff discourages gated communities to be consistent with the City General Plan.
5. The parking, building separations, landscape, and recreation area are all subject to compliance with the City standards and regulations. Staff supports the additional parking based on the need for guest parking in multiple family residential developments.

Commissioner Burks asked if Dixie Drive will be adequate to handle all this traffic with the new subdivisions coming in. Jay Sandberg replied it is getting to the point where it is meeting capacity.

Steve Maddox the applicant said the gated community became an afterthought.

Chairman Almquist said there may be another solution to satisfy staffs need regarding the gating. Steve said if they could have a definitive answer and if the answer is no on the fence then they could look at other alternatives with staff.






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MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a preliminary plat request for Pelican Hills with 142 condominium units located at Dixie Drive and the realignment of Canyon View Drive. Mr. Steven Maddox, applicant, with the exclusion of the gated community and request the applicant to consider other alternatives besides gating the community. Also, recommendations from staff on the traffic study. Commissioner Campbell seconded the motion. All voted aye.


B. Consider a preliminary plat request for Coyote Springs with 46 single-family lots located at 2350 East and Valley View Springs Drive. Mr. Kay Sturdevant, applicant. Case No. 2005-PP-055

Jay Sandberg Development Services Engineer said he would like to discuss the drainage on this preliminary plat. He pointed out the extension of the canal. The developer asked for the same consideration as the City did for Meadow Valley where the developer paid half of the cost and the City paid half of the cost. The problem is the City does not have any more funding this year. However, the approval would have to be subject to the cost sharing agreement being worked out. The developer is working on that agreement.

Jay said that one of the conditions is that there not be any basements on the lots backing the canal. Jay said they are trying to limit the amount of homes having access on 2800 South. Jay said part of the tentative agreement with the applicant is that they grant the City a trail or easement continuing down through. Jay said part of the tentative agreement they have with the developer on the pipe is that they would grant the City a trail access or easement or even dedicate a trail that would continue the trail as part of the approval.

Planner Mark Bradley said maybe the applicant could discuss what they have worked out with Mr. Hannigs accessing his property.

Nathan Moses said they are actually under contract with Warren to develop the property to the west. The plans are for him to access his property from Rustic Drive which on the north side of his property.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a preliminary plat request for Coyote Springs with 46 single-family lots located at 2350 East and Valley View Springs Drive. Mr. Kay Sturdevant, applicant, with staffs comments and also that there is some sharing on the piping and the houses are elevated along the canal and no basements allow. And the sheet flow drainage run off run parallel with the road. Commissioner Taylor seconded the motion.

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DISCUSSION ON MOTION
Commissioner Clayton said when you talk about sheet flow and not knowing which way it will flow, it seem to him it would be wise not to have a basement on each side of the streets. Jay said they will discuss that on the Geotech report. If there is ground water then the City does not allow basements.

Deputy City Attorney Ron Read asked for Warren Hannigs agreement in writing before this goes to final plat.

Nathan Moses said a few of the lots are walk-out basements just by nature of contours there. They come up at 2800 South, they have to in order to have a driveway.

Commissioner Campbell added to his motion that there be no basements except along 2800 South. Commissioner Taylor accepted that into the motion. All voted aye.


C. Consider a preliminary plat request for Firenze with 54 single-family residential lots located at approximately 1130 South and 3000 East. Mr. Cary Blake, applicant. Case No. 2005-PP-056

Planner Mark Bradley said two meetings ago this site came before the Planning Commission. The site is off 3000 East which is an 80 ft. public right-of-way. The original proposal was designed with four cul-de-sacs. They have since revised their layout. There will be no cul-de-sacs. The streets will run through the subdivision. There will be a privacy wall along 3000 East right-of-way.

Mark said staff comments are;
1) The original proposed site layout plan was tabled at the December 13, 2005 Planning Commission meeting in order to allow the applicant time to revise his plan to eliminate the cul-de-sacs and provide integration of street patterns within the development.
2) Staff has met with the applicant and his engineer and looked at various design options they have drafted. The revised site layout is derived from several of the drafts to come up with a win-win situation.
3) The site will require extensive work at the proposed south intersection of 3000 East and the 50 ft. right-of-way in terms of grade and alignment.




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MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a preliminary plat request for Firenze with 54 single-family residential lots located at approximately 1130 South and 3000 East. Mr. Cary Blake, applicant. Commissioner Bracken seconded the motion. All voted aye.


D. Consider a preliminary plat request for Oasis at Middleton with 3 single-family lots located at 1025 North 1800 East. Ms. LeAnn Walters, applicant. Case No. 2005-PP-062

Planner Mark Bradley said the proposal will consist of two flag lots. Each of the lots meet the required square footage of the site. There will be cross access noted on the mylar itself. Mark said staff comments are that the flag lots require approval from the Planning Commission. Setbacks for the flag lots are to be approved by the Planning Commission and City Council. Staff would recommend at least a 20 ft. front setback from the 25 ft. width common access way. Other conditions of approval would consist of finalizing the radius of the 25 ft. width staff portion by Lot 2 and Lot 3 and establishing a cross-access agreement for the three lots.

LeAnn Walters the applicant said they do have people currently living in the existing home. They have a builder which has already expressed an interest in the third lot. She has a plan to build on lot 2.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a preliminary plat request for Oasis at Middleton with 3 single-family lots located at 1025 North 1800 East. Ms. LeAnn Walters, applicant, subject to staffs comments. Commissioner Campbell seconded the motion. All voted aye.


E. Consider a request to amend the preliminary plat for St. George Sun River Phase 18 to incorporate two additional patio home sites for a new total of 33 units located off Angel Arch Drive, south of Sun River Parkway. Mr. Darcey Stewart, applicant. Case No. 2006-PPA-002

Planner Mark Bradley presented the approved plat which shows the two lots as a natural state. The lots are not working out as they planned. Now the applicant would like to request to add the two lots back into the subdivision.




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MOTION: Commissioner Clayton made a motion to recommend to City Council approval a request to amend the preliminary plat for St. George Sun River Phase 18 to incorporate two additional patio home sites for a new total of 33 units located off Angel Arch Drive, south of Sun River Parkway. Mr. Darcey Stewart, applicant. Commissioner Bracken seconded the motion. All voted aye.


F. Consider a preliminary request for The Cottages at Fossil Hills with 109 townhome units located southeast of the River Road and Brigham Road intersection. Mr. Sean Glathar, applicant. Case No. 2005-PP-061

Planner Mark Bradley said the next item on the agenda is also associated with this item. They are proposing several phases with this subdivision. There will be two accesses both off of River Road and the location would align with the access for the Fountain Heights development. There will be privacy wall that is very similar with the Hidden Valley project.

Mark pointed out the area that will allow up to 12 units per acre but they are only proposing 8.07 dwelling units per acre.

Mark asked Planning Commission if they would like him to incorporate the next item with this discussion. Chairman Almquist said he would like him to talk about both.

Mark continued to say that the applicant is aware of the street tree requirements. This project will be a very similar to Hidden Valley. The landscaping and walls will be very similar as well as the buildings. The north bound entrance would only be allowed a right in and right out only. The south entrance would be a full movement. They are proposing an extra 36 stalls. One other approval staff is a cross-walk due to the schools, churches, and the community neighborhood on the other side of River Road. The school district has advised the City that they will bus the children in this area to the schools.

Mark said staff comments are as follows;
1) A north bound deceleration lane is required for the south entrance. A portion of the lane is shown on the plans. Final details (i.e., length and location) are to be worked out during the construction drawings based on the location of Dixie REA power poles.
2) The parking, building separations, landscape, and recreation areas are all subject to compliance with the City standards and regulations. Additional parking stalls are being provided. The required number of parking stalls is 218, half of which are required to be covered. A total of 254 stalls are called out in the site data legend, an addition of 36 stalls that can be used for the residents and/or guest parking. Staff supports the additional parking based on the need for guest parking in multiple family residential developments.
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3) The plat is subject to a site plan and building elevation review and approval (see item 3 of this Planning Commission agenda) and the hillside development permit conditions of approval.
4) The location of the north access creates left turn conflicts with the River Road and Brigham Road intersection. Further studies are required. The access may end up as a right in, right out only.
5) Pedestrian crossing requires further studies. Schools, churches, and the community neighborhood are all on the other side of River Road. As the Planning Commission is aware, River Road is a very heavy utilitized truck and vehicular arterial road.
6) The site distance area and striping require additional review during the construction drawing/civil plan review.
7) Staff recommends further studies as identified (left turn lands, pedestrian crossing, site distance, and deceleration lane) as a condition of approval or continued until the items have been finalized.

Mark continued to state staffs comments on the Site Plan and Building Elevation application which is the next item on the agenda.

1) The site layout provides efficient connectivity and circulation along with a centralized clubhouse and pool.
2) The proposed site grade according to the submitted preliminary plat would be significantly higher in elevation than River Road. The applicant or his representative should address.
3) The building appearance looks to have a similar design as those of the Hidden Valley Townhomes off Brigham Road.
4) The density is less than what could be allowed within the Planned Development zone for this site. The site was designated as a high density area with allowance up to 12 du/ac, which potential could have up to 167 units.
5) The Planning Commission and City Council should focus on the building elevations, landscaping and overall appearance.

Ken Miller said they have talked about the traffic with Aron Baker City Traffic Engineer. Ken said he is merely talking about a solid divider on the outside of the existing left hand turn lane which would restrict traffic movements on the northern most driveway. That is the only issue that Aron Baker had.

Commissioner Campbell said he is concerned about the end of the buildings that can been seen from the road. There needs to be something done to give it some more architectural look to the buildings. Sean Glather replied they could add rocks or smaller windows. Commissioner Clayton said it needs to be broken up with something more than smaller windows. Commissioner Campbell said there are a number of things you could do to help with the design of these buildings.
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Jay Sandberg said Rick Snyder Citys Traffic Engineer indicated the school district will bus the students so that will help a little bit. Staff would like to see a right turn deceleration lane if possible. Ken Miller said they will work with City Engineering and work that out.

Mark Bradley said if they dont provide ways other than just traffic for people to get out of the project then they are doing a dis-service to the public.

MOTION: Commissioner Bracken made a motion to recommend to City Council approval of a preliminary request for The Cottages at Fossil Hills with 109 townhome units located southeast of the River Road and Brigham Road intersection. Mr. Sean Glathar, applicant, and add staffs comments. Commissioner Clayton seconded the motion. All voted aye.


Chairman Almquist said that is the motion on the preliminary plat for The Cottages at Fossil Hills now he will read into the record the adjoining item in order to have a motion on this item as well.

SITE PLAN & BUILDING ELEVATION

Consider approval of a site plan and building elevation for The Cottages at Fossil Hills development located southeast of the River Road and Brigham Road intersection. Mr. Sean Glathar, applicant. Case No. 2006-SPBE-001

There was a discussion on the landscaping for this project. Commissioner Campbell said of the areas shown there is nothing that mentions the landscaping. Staff should make sure that it is on the PD plat addressing the amount of landscaping. Sean Glather said he would be happy to give them an illustrated area for the landscaping. This project will be consistent with Hidden Valley Heights when it comes to landscaping. Commissioner Campbell asked for percentages for green landscaping versus desert scape.

Mark Bradley said if you are not comfortable with the overall site layout then have them come back with their plan before they go to City Council.

MOTION: Commissioner Burks made a motion to table this item for further information. Commissioner Clayton seconded the motion. All voted aye.




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PUBLIC HEARING - GENERAL PLAN AMENDMENT

Consider a request to amend the General Plan - Land Use Map to change the land use designation of Open Space to Low Density Residential (up to 4 d.u./ac.) on 73.3 acres on property located west of Tonaquint Drive, south of Tonaquint Terrace Subdivision, and north/northwest of the Estates of Bloomington Subdivision. State Trust Lands and Quality Development, applicants. Case No. 2005-GPA-006

This item has been tabled for up to two weeks.

PUBLIC HEARING - ZONE CHANGE

Consider a zone change request from RE-12.5 to R-1-10 on 5.011 acres located at the northeast corner 2160 East Street and 2450 South Street. Mr. Denice Hughes, applicant. Case No. 2005-ZC-038

Planner Mark Bradley said this is the exact same request that came through back in November 2004. This site is east of the El Dorado Valley Estates Subdivision.

Denice Hughes applicant said the utilities are already put in. Denice said he has gone around the parcel getting signatures that they would not complain about the animals abutting the property. There were a few that he was not able to obtain.

Lee Cappel a resident from this area said he believes this request is consistent with the neighborhood.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a zone change request from RE-12.5 to R-1-10 on 5.011 acres located at the northeast corner 2160 East Street and 2450 South Street. Mr. Denice Hughes, applicant. Commissioner Clayton seconded the motion. All voted aye.


PUBLIC HEARING - AMEND FINAL PLAT

Consider a request to amend and extend the final plat for Stone Pointe Phase 3 located on the eastside of Stone Mountain Drive and 360 North. The proposed change would increase the number of patio home sites from 21 units to 57 units by incorporating two future phases as part of phase 3. The overall number of patio home sites for this area would decrease from 64 units to 57 units. Mr. Tom Sutton, applicant. Case No. 2006-FPA-001

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Planner Mark Bradley said this is a recorded Phase 3. The applicant is asking to incorporate the other two phases into phase 3. The building size would be very similar with the number of units with the overall layout. This has gone through a concurrent review with staff. There are still some things that need to be worked out before it is presented to City Council. Mark said the applicant would like to know if he could move forward with a 2-1/2 story than what was planned for this development. This will needed to be decided if that request would be a significant change or if it needs to be heard as a separate item.

Tom Sutton said they purchased this property from JMI. They would like to move forward with this project. The request to go with 2-1/2 stories is to replace huge retaining walls on the south side of the project. They would make something that would be attractive to the development. Tom said nothing would be above grade. The 2-1/2 stories will actually go down and be part of the retaining.

MOTION: Commissioner Clayton made a motion to recommend a request to amend and extend the final plat for Stone Pointe Phase 3 located on the eastside of Stone Mountain Drive and 360 North. The proposed change would increase the number of patio home sites from 21 units to 57 units by incorporating two future phases as part of phase 3. The overall number of patio home sites for this area would decrease from 64 units to 57 units. Mr. Tom Sutton, applicant, with a no significant change in the plat for the amendment and to allow the 2-1/2 story as described by the applicant and the lower level being not occupied. Commissioner Bracken seconded the motion. All voted aye.


REDUCED SETBACK (A)

Consider a reduced side yard setback for two lots within the East St. George Commercial Center Subdivision. Lot 3, side yard setback reduction from the required ten (10') ft. setback to six (6') feet on the north and south side property lines and Lot 4, side yard setback reduction from the required ten foot (10') setback to zero feet (-0'-) on the north side of the property. The properties are located within a C-3 (General Commercial) zone on 2720 East and approximately 900 North (near the intersection of Red Cliffs Drive and 2720 East; just north of Wendys). Mr. Jeff Klein, applicant. Case No. 2006-RS-001

Planner Ray Snyder said they will be talking about lot 2, 3, & 4 for this subdivision. Ray said the applicant has submitted an application for a Lot Merger to combine lot 2 and 3. It will become lot 3 which they are requesting to have a hotel built on the lot. On lot 4 they are requesting a reduced setback so they can leave that space open for a proposed restaurant. Ray said on Lot 1 which is Barnes Bank has previously been approved.

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Ray said staff comments are; the Engineering and Power Departments will determine if there is adequate clearance for the existing overhead power lines and poles. The hotel and restaurant will each require a Site Plan Review application to be submitted to the Development Services Department. Prior to development Lot 6 an amended plat will be required to be submitted and processed for the subdivision. Planning recommends approval of the reduced setback requests. Ray also said cross access (reciprocal access) agreements are required.

Russell Gallian attorney for the applicant said there have been discussions with the Fire Department and they are fine with this request. They are trying to go with the southwest look for the hotel.

MOTION: Commissioner Burks made a motion to recommend approval of a reduced side yard setback for two lots within the East St. George Commercial Center Subdivision. Lot 3, side yard setback reduction from the required ten (10') ft. setback to six (6') feet on the north and south side property lines and Lot 4, side yard setback reduction from the required ten foot (10') setback to zero feet (-0'-) on the north side of the property. The properties are located within a C-3 (General Commercial) zone on 2720 East and approximately 900 North (near the intersection of Red Cliffs Drive and 2720 East; just north of Wendys). Mr. Jeff Klein, applicant. Commissioner Clayton seconded the motion.

DISCUSSION ON THE MOTION
Deputy City Attorney Ron Read asked if the the lot line adjustment and merger has been completed. Ray replied they have both been completed.

Deputy City Attorney Ron Read said is this subject to the restaurant and the hotel being build versus if it is approved they could build something else on those properties and not come back for review.

Commissioner Burks added to his motion subject to a proposal of a restaurant and hotel being built. Commissioner Clayton accepted that into the motion. All voted aye.


MINUTES

Consider approval of the Planning Commission minutes of the following meetings. November 8, 2005, November 22, 2005, and December 13, 2005.

MOTION: Minutes were approved with minor corrections. All voted aye.