Planning Commission Minutes

Tuesday, February 14,2006



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
February 14, 2006


PRESENT: Chairman Gil Almquist
Council Member Gail Bunker
Commissioner Ross Taylor
Commissioner Kim Campbell
Commissioner Vince Clayton
Commissioner Ron Bracken

CITY STAFF: Deputy City Attorney Paula Houston
Community Development Director Bob Nicholson
Planner Mark Bradley
Planner Ray Snyder
Engineer Jay Sandberg
Deputy City Recorder Linda Brooks

EXCUSED: Commissioner Chapin Burks



CALL TO ORDER

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

City Attorney Shawn Guzman would like to welcome Paula Houston who has taken the position of Deputy City Attorney for the City of St. George. She comes to us from West Valley City where she worked for 15 years.

CONSENT ITEMS - FINAL PLATS

Consider approval of the following final plats:

A. Tuweap Pointe Phase 2 with 32 single-family patio home sites located at 2100 West and Tuweap Drive. Mr. Stephen Fackrell, representative. Case No. 2006-FP-008

B. McKenna Cottages Townhomes with 14 townhome units located at 449 West and 500 North. Mr. Jeremy Black, applicant. Case No. 2006-FP-009

C. Willowbrook Professional Park with 6 lots located at approximately 160 Mall Drive. Mr. Marc Brown, representative. Case No. 2006-FP-010
PLANNING COMMISSION
February 14, 2006
Page Two



Planner Mark Bradley indicated that all three of the final plats are ready for their approval.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of the final plats read into the record with authorization for Chairman to sign. Commissioner Bracken seconded the motion. All voted aye.


PRELIMINARY PLATS

A. Consider a preliminary plat request for East Ridge Phase 6 with 19 single-family lots located at approximately 50 South and East Ridge Drive. Mr. Mark Blanscett, applicant. Case No. 2006-PP-001

Planner Mark Bradley said this is the remaining portion (gap) between the East Ridge Subdivision and the Foremaster Ridge Subdivision to be platted, which would connect the two subdivisions together. East Ridge Drive would taper from a 60 ft. right-of-way to a 50 ft. right-of-way at the intersection of 50 South Street as part of the Foremaster Ridge development approval.

Mark said the concern that has been expressed with the developer to the south is that he would like to see the wall continued along with this phase. As you know East Ridge has not been developed similar to Foremaster. In Planning Commission and City Council it would be for them to decide, 1) leave it as a no disturb 30 ft. setback area, 2) require to have the wall stacked like Foremaster Ridge or 3) allow each property owner the option to either do the stacking or leave it alone.

Mark said Foremaster Ridge developer has requested the drainage on this particular phase be addressed and asked that the developer of East Ridge contribute their fair share of the cost on the drainage impact. Typically, this is handled with staff but out of respect to the adjoining developers request staff said they would asked this question.

Jay Sandberg City Engineer said the development down stream is going to have to take care of the drainage from the entire hilltop. The developer should not dictate to the City on what the requirements are. The developer to the south is trying to purchase the property. This is not an item for Planning Commission other than to let you know that the drainage has to be taken care of.



PLANNING COMMISSION
February 14, 2006
Page Three



Mark Bradley said the in the 30 ft. setback areas the question that needs to be discussed is do they allow pools which is considered a non-structure in this area. This is always a concern when they are dealing with a ridge line.

Chairman Almquist spoke on the different types of walls and building materials the residents use when it is up to them to add a wall.

Nathan Moses with Alpha Engineering said the interested parties contacted him in regards to the 25 ft. setback in the front. They would like to see that as a 20 ft. setback. The reason for the request is because these are small lots in a R-1-8 zone. Nate also stated that in talking with staff a note could be put on the plat stating that if the geotech reports states that there could be a pool in the rear then it would be alright to do so.

Commissioner Clayton said there either should be a wall or a no disturb area. If one person builds a wall then they all should.

Nathan said he agrees, it should be continuous one way or another. Nate said they still would like to request a 20 ft. setback in the front.

Jay Sandberg said East Ridge was one of the first ridge line subdivision that was approved. He recalls that it was 30 ft. to the rear and 20 ft. in the front from property line. He thinks it was an experience that really didnt work.

Bob Nicholson said the only provision the City has to reduce a setback is in the Hillside section where it talks about the front setback can be 20 ft. only if the slope of the property is 15% or more. So there is really no provisions to modify those setbacks in the current code.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a preliminary plat request for East Ridge Phase 6 with 19 single-family lots located at approximately 50 South and East Ridge Drive. Mr. Mark Blanscett, applicant, with the following provisions; that the edge of the property ridge line be constructed with the rock wall provision and be similar to the Foremaster Ridge development as a part of the plan to provide a uniform ridge line and then allow the back portion between dwelling and rock wall to be disturbed. Also that they continue with the 25 ft. front setback and comply with 30 ft. building setback from the abrupt edge. Commissioner Campbell seconded the motion.




PLANNING COMMISSION
February 14, 2006
Page Four



DISCUSSION ON THE MOTION
Commissioner Clayton asked a question on the motion. What they are saying is that they are allowing the disturbance of this area but it has to have a wall similar to what is already there.

Commissioner Campbell asked if the rear could be build on such as a pool. Commissioner Taylor replied yes, with a 30 ft. setback.

Jay Sandberg said as he recalls at looking at the cross sections, the way the lay of the land is it starts to slope up so if they stay out of the no disturb area then that would minimize the height or any walls. Staff does not want to promote building rock walls. Walls are to be build on abrupt edge line.

Commissioner Bracken voted nay
Chairman Almquist voted aye
Commissioner Clayton voted aye
Commissioner Taylor voted aye
Commissioner Campbell voted aye. Motions passes 4 to 1.
Chairman Almquist said on this last item he thinks the minutes needs to reflect that these walls have been build at the abrupt edge. They are not to be build on property line.

B. Consider a preliminary plat request for Sun River St. George Phase 21 with 49 single-family patio home sites located at Angel Arch Drive and Grapevine Drive. Mr. Darcey Stewart, applicant. Case No. 2006-PP-003

Planner Mark Bradley said this is on the south end of the Sun River layout. Mark said off Angel Arch Drive which is a 66 ft. right-of-way is where phase 21 will be laid out. It is a typical layout of the Sun River project. These particular lots will have 10 ft. setback and 20 ft. garage setback. Mark said there is 3:1 slope of the sidewalk that will need to be scaled down to City standards. They will need to comply with City standards for the privacy wall.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a preliminary plat request for Sun River St. George Phase 21 with 49 single-family patio home sites located at Angel Arch Drive and Grapevine Drive. Mr. Darcey Stewart, applicant, and to meet the City standards on the privacy wall. Commissioner Bracken seconded the motion. All voted aye.





PLANNING COMMISSION
February 14, 2006
Page Five



SITE PLAN AND BUILDING ELEVATION

A. 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

Planner Mark Bradley said this item was before you two weeks ago. This item was tabled in order to allow the applicant time to come back and address the ends of the building and also provide a more realistic landscape plan.

Sean Glather said they added windows on the end of the buildings and they also popped out about 12" of the wall line showing a diamond element in the middle. They will also show more stone scape, desert scape on the exterior which will blend in to the natural hillside scene. Then on the interior location they will doing more grass landscaping. They also identified the community pathways.

Commissioner Campbell said he likes that he is showing grass out the front door of the homes.

Chairman Almquist said where you are taken away grass you could replace with trees that will make the project become more attractive.

Council Member Gail Bunker asked if there were two entrances to this project. Sean replied there are two entrances. Currently they are working with staff on a decel lane but because of the large power lines there are some issues there that are causing some problems. The entrance near Brigham Road will have a median which will only cause a left in and left out on that entrance.

MOTION: Commissioner Campbell made a motion to recommend to City Council 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. Commissioner Taylor seconded the motion. All voted aye.


Commissioner Campbell stepped down due to conflict of interest.

B. Consider approval of a site plan and building elevation for a proposed retail center with eight (8) retail suites and one (1) restaurant pad located at the southwest corner of Dixie Drive and Silicon Way. Mr. Kay Traveller, applicant. Case No. 2006-SPBE-003

Planner Ray Snyder said this parcel is in Tonaquint Hills on Dixie Drive. The retail center has been reviewed by Planning Staff Review. The site plan has been looked at to construct 3 buildings consisting of 27,287 sq. ft. of retail and 2,138 sq. ft. of restaurant area. The site plan PLANNING COMMISSION
February 14, 2006
Page Six



indicates 132 parking stalls. The colors will be earthtone colors with red concrete tile roof and a decorative cultured rock wainscot. Ray said signage shall be approved under a separate permit. Buildings are single story and not to exceed 35 ft. in height. A maximum of 2,138 sq. ft. is approved for restaurant only. Ray also stated no driveways on Dixie Drive. Staff does recommend approval.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a site plan and building elevation for a proposed retail center with eight (8) retail suites and one (1) restaurant pad located at the southwest corner of Dixie Drive and Silicon Way. Mr. Kay Traveller, applicant, subject to conditions indicated by staff. Commissioner Bracken seconded the motion. All voted aye.

Commissioner Campbell returned to his seat on the board.

CONDITIONAL USE PERMIT

Consider a request for a conditional use permit to construct a three story professional office building that would exceed the maximum allowable height of 35 feet up to a proposed height of forty-one feet (41') on the west elevation (adjacent to Bluff Street) and fifty-three feet (53') on the east elevation (adjacent to 400 West Street). The average roof height (flat roof) for the site elevations is forty-seven (47'). The property is located in the C-3 (General Commercial) zone at the corner of Bluff Street, 200 South, and 400 West. Mr. Larry Belliston, applicant. Case No. 2006-CUP-001

Planner Ray Snyder said they are requesting to have their access on 200 West. Ray presented a color picture on the existing office building on 700 South that the applicant finished last year. This building that is similar to what he is proposing for this site. There has been no comments by the adjacent neighbors.

This building does exceed 35 ft. that is why it is before you this evening. This will be professional office use. In terms of landscaping the applicant is proposing 8.7%. City standards only require 5%.

Ray said if the Planning Commission recommends approval the following conditions are suggested;

1) The building is approved with a maximum height of forty one feet (41') on the west elevation (adjacent to Bluff Street) and fifty three feet (53') on the east elevation (adjacent to 400 West Street). The average roof height (flat roof) for the site elevations is forty seven feet (47').

PLANNING COMMISSION
February 14, 2006
Page Seven



2) Parking shall be demonstrated to meet the zoning ordinance requirements during the site plat review process by staff (96 parking spaces are required and shall be 9' x 18' in size with 25' wide drive aisles).
3) A Site Plan Review application along with 4 sets of plans shall be submitted to the Engineering Dept. for standard plan check review.
4) An optional merger is required to be processed with staff.

Traffic Conditions

1) Driveway access shall meet the requirements of the City Traffic Engineer and shall meet the requirements of the State of Utah (UDOT).
2) All signing and striping shall conform to the City of St. George and MUTCD standards.

Council Member Gail Bunker said will the height be from the ground level. Ray replied it will be from the building grade. He said the parking will be lower because it will be below Bluff Street. The colors of the building will be sandstone instead of the color rocks.

Commissioner Taylor said his only concern is the 53 ft. height of the building

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request for a conditional use permit to construct a three story professional office building that would exceed the maximum allowable height of 35 feet up to a proposed height of forty-one feet (41') on the west elevation (adjacent to Bluff Street) and fifty-three feet (53') on the east elevation (adjacent to 400 West Street). The average roof height (flat roof) for the site elevations is forty-seven (47'). The property is located in the C-3 (General Commercial) zone at the corner of Bluff Street, 200 South, and 400 West. Mr. Larry Belliston, applicant. Commissioner Bracken seconded 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 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 Administration and Quality Development, applicants. Case No. 2005-FPA-006

Planner Mark Bradley said this was on the agenda two weeks ago. It was table then until the next meeting. Mark said this has been tabled three times. Chairman Almquist said they recognize there are no applicants here to comment on this issue.
PLANNING COMMISSION
February 14, 2006
Page Eight




MOTION: Commissioner Clayton made a motion to table at the recommend of one of the applicants, SITLA. Commissioner Bracken seconded. All voted aye.


PUBLIC HEARING - ZONE CHANGE

Consider a zone change request from R-1-10 (Single Family Residential) to R-1-8 (Single Family Residential) on 22.82 acres located at approximately 700 South and Dixie Drive (Old Green Valley Golf Course). Mr. Rob Reid, representative. Case No. 2006-ZC-004

Planner Mark Bradley said they need to renotify this area. So this item has to be tabled until it can be renotified.

PUBLIC HEARING - AMEND ZONING REGULATIONS

Consider a request to amend the St. George City Code, Title 10: Zoning Regulations, Chapter 11: Manufacturing Zones, Section 10-11-2: Uses, to incorporate Recreation Enterprises as a permitted or a conditional use permit within the M-2 zone. Mr. Tim Maserang, applicant. Case No. 2006-ZRA-001

Bob Nicholson said the applicant has located a building in the Millcreek Industrial Park for their indoor go-cart track. The area is zoned M-2. In a M-2 zoning it is more restrictive than the typical M-1. The applicants came to the City and pointed out that their use was not on the use list. They have paid the fee to request an amendment to the zoning code.

Bob said a similar use has been done in Layton, Utah and is in a Manufacturing zone. It will have an indoor climbing wall, indoor go-carts. Parking issues will be dealt with if they get approved here tonight.

Commissioner Clayton asked the difference between a Conditional Use Permit and a permitted use. Bob explained the difference. A Conditional Use Permit requires Planning Commission and City Council approval. A permitted use would not require any approval.

Commissioner Taylor said if they were to add recreation enterprises then there has to be a list of what is a recreation enterprise. Bob said that would be right.

Dave Robinson the applicant said the rent in commercial zone areas are extremely high. Commissioner Clayton asked what other things have you been considering.

PLANNING COMMISSION
February 14, 2006
Page Nine



Dave replied the only thing they will do is the go-carts. They have been looking at rock climbing but they are just considering that. Tracks take up considerable amount of space in the building.

Council Member Gail Bunker said do they have any problems with complains from other businesses in the area that may be closed down during their operation. Dave said they have gone around to talk the adjacent businesses and they dont seem to have a problem with this use.

Council Member Gail Bunker asked about security officers on site. Dave said they do not have security on site.

Dave said the age group they go after is 17 to about 40. Dave said they even have an idea to possible have a race with police officers once a month.

Commissioner Campbell asked about carbon moxicide. Dave said there are monitors in zones throughout the building. When those zones reach 30 parts per million for more than 5 minutes it kicks on the fans which ventilate the building. Commissioner Campbell asked if the Citys alarm service would alarm the City or not. Some cities require this. Dave said this could be converted to allow that to happen. Dave said they monitored the noise they were hitting around 82 decibals right in the track facility.

Commissioner Clayton asked staff are they adding racing or amusement to the list. Bob Nicholson said recreation uses which would be rock climbing and racing. Commissioner Clayton said what about having it listed as recreation enterprises use, then the applicant would have to come before the Planning Commission and City Council that it meets the requirements of the City.

Commissioner Taylor said this kind of use would seem reasonable for this kind of building. There does need to be a careful definition of what the use will be.

Deputy City Attorney Paula Houston said it might be a good idea to use a recreational enterprises to define it for these uses. Commissioner Clayton said he still would like those uses to come back to Planning Commission for approval.






PLANNING COMMISSION
February 14, 2006
Page Ten




MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a request to amend the St. George City Code, Title 10: Zoning Regulations, Chapter 11: Manufacturing Zones, Section 10-11-2: Uses, to incorporate Recreation Enterprises as a permitted or a conditional use permit within the M-2 zone. Mr. Tim Maserang, applicant, the finding the recreational enterprises be added to the M-2 zone with two bullet items subsets racing go-cart track and rock climbing wall and those uses will be determined by Conditional Uses Permit. Commissioner Taylor seconded the motion. All voted aye.


LOT SPLIT

Consider a request to divide a parcel of land into two parcels located at the northeast corner of Red Cliffs Drive and St. George Boulevard. The property is zoned C-2 (Highway Commercial). Mr. Brandon Anderson, representative for Zion Factory Outlet. Case No. 2006-LS-001

Planner Ray Snyder presented this item. Ray stated the applicant would propose to divide a lot into two parcels. This parcel is located in the northeast corner of Red Cliffs Drive and St. George Blvd. Ray said this property is not within a recorded subdivision.

Staff recommends the following conditions be applied:

1. Provide separate deeds for each parcel.
2. Provide legal description for each lot.
3. A utilities and drainage easement shall be completed, notarized, and recorded.
4. Provide reciprocal access agreements.
5. Provide shared parking agreements.
6. The applicant shall submit for review all legal documents to the City Attorneys Office.

Commissioner Clayton said they should show proof that the parking agreements that it has been recorded.

Russell Mitchell attorney to Zion Factory Outlet said at the time they were doing the building of Starbucks there was an issue as to weather there would be enough parking. The cross-easement has been recorded. The other cross easement for the parking maintenance was done upon those two phases. The reason for it is because dealing with different tenants - they need a new tax ID for this parcel so they can pay their fair share of taxes. Also so they dont sell off to another retailer. The lot split is so they can acquire a separate tax ID number.

PLANNING COMMISSION
February 14, 2006
Page Eleven




MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request to divide a parcel of land into two parcels located at the northeast corner of Red Cliffs Drive and St. George Boulevard. The property is zoned C-2 (Highway Commercial). Mr. Brandon Anderson, representative for Zion Factory Outlet, subject to the deed be provide for both parcels and include staffs recommendations. Commissioner Bracken seconded the motion. All voted aye.


WALL HEIGHT (A)

Consider a request for a retaining wall to exceed ten (10') feet in height up to a maximum of fourteen (14') feet between Lots 41 and 42 of the Desert Hills Subdivision. Mr. And Mrs. Taysom, applicants. Case No. 2006-WH-001

Planner Ray Snyder staff tried to encourage them to bring that 6 ft. wall in 4 ft on their property line. The applicants are asking for the height of 14 feet in height.

Ray said staff comments are as follows;

1. The applicants corrected the wall height on Price Hills Drive as a result of a code enforcement inspection.
2. The applicants began construction on the requested interior lot line retaining wall but have stopped all work pending the decision of the Planning Commission for height. The retaining wall would vary in height from 4 ft. to a maximum of 14 ft.
3. The wall runs along the rear yard of lots 41 and 42.
4. The adjacent property owner Ms. Fiona Webb has submitted a letter giving consent to construct the retaining wall.
5. A moisture barrier is required on the design detail.
6. Staff recommends approval of the proposed retaining wall.

Commissioner Campbell asked if the additional 6 ft. wall on the top is that for retaining or privacy. Ray replied that would be privacy.

The applicant said he will be installing a drainage to his property. The wall is all engineered.





PLANNING COMMISSION
February 14, 2006
Page Twelve




MOTION: Commissioner Clayton made a motion to approve a request for a retaining wall to exceed ten (10') feet in height up to a maximum of fourteen (14') feet between Lots 41 and 42 of the Desert Hills Subdivision. Mr. And Mrs. Taysom, applicants, subject to staff comments. Commissioner Bracken seconded the motion. All voted aye.


Meeting adjourned at 6:30 p.m.