Planning Commission

Tuesday, April 25,2006
Minutes



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
April 25, 2006


PRESENT: Commissioner Chapin Burks
Commissioner Vince Clayton
Commissioner Ron Bracken
Commissioner Ross Taylor
Commissioner Kim Campbell
Council Member Gail Bunker

EXCUSED: Chairman Gil Almquist
Community Development Director Bob Nicholson
Planner Mark Bradley

CITY STAFF: Deputy City Attorney Paula Houston
Planner Ray Snyder
Engineer Cathy Hasfurther
Engineer Jay Sandberg
Deputy City Recorder Linda Brooks


CALL TO ORDER

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

CONSENT ITEMS - FINAL PLATS

A. Consider approval of a final plat for Ancestor Estates Phase 1 with 10 single-family lots located at 1290 South and 2780 East. Christi Lovell, representative. Case No. 2006-FP-027

B. Consider approval of a road dedication plat for a portion of 1450 South Street and a portion of 1490 East Circle, located east of River Road. Brandon Anderson, representative. Case No. 2006-FP-028

C. Consider approval of a final plat for Huntington Phase 5 with 6 single-family detached patio homes off Stonebridge Drive, west of Dixie Drive. Mr. Brian McMullin, representative. Case No. 2006-FP-029

Planner Ray Snyder presented the final plats. Ray went into a little bit of detail on the road dedication.

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MOTION: Commissioner Burks made a motion to recommend to City Council approval of the three final plats read into the record and authorize chairman to sign. Commissioner Clayton seconded the motion. All voted aye.


PRELIMINARY PLATS

A. Consider a preliminary plat request for Painted Desert Estates Phase 10 with 2 single-family patio homes sites located south of 2450 South and approximately 1250 East. Mr. Dan Parkin, applicant. Case No. 2006-PP-013

Planner Ray Snyder said this area and one future building pad are the last areas of the Painted Desert Estates to be platted. Ray said the key item to address is the requirement that these two lots are to be part of the overall Planned Development Homeowners Association, CC&Rs, etc. The minimum common area width (setback), east of pad #93 is required to be 8 ft. to the phase boundary line. The other setbacks and pad separations appear to match the Painted Desert Estates PD standards.

Commissioner Clayton pointed out there is still another phase which is Phase 9 to be completed in this subdivision.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a preliminary plat request for Painted Desert Estates Phase 10 with 2 single-family patio homes sites located south of 2450 South and approximately 1250 East, Mr. Dan Parkin, applicant, with staffs recommendations. Commissioner Burks seconded the motion. All voted aye.


B. Consider a request to amend the preliminary plat request for Sienna Park Condominiums at Stonebridge with 69 dwelling units (one less unit than the original approval) located at Country Lane off of Stonebridge Drive. Mr. Brian McMullin, applicant. Case No. 2006-PPA-018

Planner Ray Snyder said on August 18, 2005, the City Council approved an amendment to the Planned Development to allow this type of site layout. The number of stores as shown on the preliminary plat

Commissioner Taylor asked about having another access into this subdivision. Jay Sandberg said this area sits upon a plateau and there is about 6-8 ft. down to Country Lane. There is fairly

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mature landscaping on this site. Jay met with Kevin Taylor Deputy City Fire Marshall today and Kevin felt if they could loop the water system so the fire hydrants could have a backup and the buildings sprinkled then that second access would not be as necessary to go in.

Commissioner Taylor pointed out on the site plan another access that could possible work and not have such a bottle neck conclusion to the subdivision. Jay said that is something they could look into.

Brian McMullin the applicant said he will do whatever the City wants. Brian said they have taken this subdivision over and they dont want to build something that would be inadequate.

Commissioner Burks asked if this road issue could be worked out before this goes to City Council? Jay said since the applicant is in agreement then the City would like to see the second access.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request to amend the preliminary plat request for Sienna Park Condominiums at Stonebridge with 69 dwelling units (one less unit than the original approval) located at Country Lane off of Stonebridge Drive. Mr. Brian McMullin, applicant, with the note that approval would be subject to building code and the second access be developed into accordance with City requirements. Commissioner Clayton seconded the motion. All voted aye.


The time is only 4:27 p.m. it was decided that they would move on to other items that did not need to be heard under the Public Hearing time.

CONDITIONAL USE PERMIT

Consider a conditional use permit request to construct an Intermediate School to be located on 2070 South Street, westerly of the intersection of 2070 South and Tonaquint Drive. Mr. Glen Carnahan, representative for Washington County School District. Case No. 2006-CUP-013

Planner Ray Snyder said this request is to construct a Washington County School. The zoning for this area is R-1-8. The applicant proposed to construct a 135,229 sq. ft. intermediate school. With the first floor being 90,984 sq. ft. and the second floor at 44,245 sq. ft. The parking lot requires a minimum of one hundred and twenty (120) parking spaces. The applicant proposed one hundred and ninety (190) spaces.

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Commissioner Campbell asked about the bus parking lot and asked if the busses would be parked there all day? Glen Carnahan said the busses will not be there all day. This is just a parking lot to pick up and drop off children during the school work days.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a conditional use permit request to construct an Intermediate School to be located on 2070 South Street, westerly of the intersection of 2070 South and Tonaquint Drive. Mr. Glen Carnahan, representative for Washington County School District. Commissioner Burks seconded the motion. All voted aye.


REDUCED SETBACK

Consider a request to reduce the rear yard setback along the westerly property line from ten feet (10 ft.) to a zero (-0- ft.) for the construction of an addition to the existing accessory building at the rear of the lot located at 1182 South Bluff Boulevard. Mr. & Mrs. Layton, applicants/St. George Car Wash. Case No. 2006-RS-003

Planner Ray Snyder presented slides of the proposed site. Ray said there is a Lot Line Adjustment application submitted with this project. Ray pointed out that the ordinance states that a side and rear setbacks in the C-2 and C-3 zones may be reduced or eliminated where the Planning Commission determines such setback is unnecessary. There is an existing building that is 2,790 sq. ft. and the applicant proposed a 1,083 sq. ft. expansion. This extension in the square footage of the building would require 16 parking spaces. The applicant is proposing 27 parking spaces. The applicant is responsible for coordinating all utilities through Joint Utility Committee. Ray said staff recommends approval with conditions; 1) the access and driveways are to be to the satisfaction of the City Traffic Engineer and UDOT on Bluff Street and 2) a Site Plan Review application shall be submitted and process (civil engineering plan check).

Commissioner Campbell asked if the applicant has to prove a hardship on the land for this request. Ray replied that is not how the ordinances states this request. It is up to the Planning Commission to recommend approval.

Elizabeth Whitlock said there is a stack rock wall behind this building. Elizabeth said this request is to expand the accessory building to the car wash at the rear of the property. The expansion will accommodate a recreational vehicle detail bay, office space, and an equipment storage area.


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Commissioner Taylor asked if there was drainage along that rock wall. Elizabeth said there is drainage there.

Deputy City Attorney Paula Houston asked Ray if there were any issues by taken away the setback regarding easements or utilities. Elizabeth replied that they have been through the Joint Utility Committee and there is no problem with this request.

MOTION: Commissioner Clayton made a motion to recommend approval of a request to reduce the rear yard setback along the westerly property line from ten feet (10 ft.) to a zero (-0- ft.) for the construction of an addition to the existing accessory building at the rear of the lot located at 1182 South Bluff Boulevard. Mr. & Mrs. Layton, applicants/St. George Car Wash. Commissioner Burks seconded the motion. All voted aye.


PUBLIC HEARING - ZONE CHANGE

Consider a zone change request from M & G (Mining & Grazing) to a PD (Planned Development) zone on 335.54 acres located at approximately 4200 North, east of State Highway 18 (U-18). Mr. Stacy Young, representative. Case No. 2006-ZC-006

Planner Ray Snyder said this item is considered a zone change from Mining and Grazing to a Planned Development.

Commissioner Clayton said he feels that this does not need to be gone over tonight due to the fact they have visited the site, talked about this at one of the other Planning Commission meetings. There is no one here tonight to oppose this request therefore he suggest that the item not be heard in great detail.

Planner Ray Snyder said he would like to read into the record staff comments. Ray proceeded. Staff comments are as follows;

1, The zone change density request is consistent with the general plan.
2. Where this is a request for a Planned Development zone, conditions or development standards for such zone may be applied to the motion.
3. Any recommendation made should include compliance with the summary of recommendations as outlined in the Traffic Impact Study memorandum by the City Traffic Engineering Department.
4. The applicants are to contact and work with the City Parks Planning Department (Jody Barone and Ryan Budge) regarding the park and trails. Agreements are to be finalized prior to proceeding with any preliminary plats.
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5. The Planning Commission should be aware of the cumulative number of dwelling units in Areas 4, 5, and 14, which are located along Highway 18. There are proposed 465 dwelling units (half of the total units) within an area comprising of 46.74 acres. A density of 9.95 dwelling units per acre.
6. The 10 ft. and 6 ft.-8 ft. wide paved trails are conceptual in alignment and may change. The improved trails must comply with the disturbance limitations as identified within the Hillside Development Ordinance. A realistic trail plan should be provided to the Planning Commission, City Council, and Hillside Review Board.
7. There are many double fronting lots, which creates the requirement for privacy walls. The Citys goals is to reduce walls along the streets. Lots along a 66 ft. right-of-way or lesser rights-of-way should front the street. An example of this is Area #13. There would be a row of lots backing up against the street; while across the street homes would front the street and privacy wall. The applicants should address this issue and also the type of privacy walls they plan to construct along the rights-of-way greater than 66 ft. wide.
8. Sidewalks are required on both sides of the street unless replace by trails. Either a trail or sidewalk is required on each side of the street.
9. Under Section 2.5 of the Planned Development written text, permitted commercial uses would follow under the category of the C-2 (Highway Commercial) zone as identified in the City zoning regulations. There is reference to uses that would be exclude or establish a list of permitted uses. Staff recommends a list of permitted uses because over time the C-2 zone may change.
10. The written text needs to address the single-family lot areas as far as lot sizes (average, range, or category) along with associated setbacks.
11. The pedestrian bridge, which would expand over a public right-of-way, requires review and consideration by the City Engineer.
12. There is a valid concern with the site plan layout for Area #4 with buildings encroaching beyond the southwesterly area of Area #14. Other valid concerns are the proposed lots that extend into hillside areas regarding realistic hillside area and cuts/scares.

Below is a summary of recommendations from the City Traffic Engineer:

1. A 90 ft. minor arterial frontage road will need to be constructed from the north boundary of The Trails development to the tight diamond urban interchange prior to starting on the second phase of The Trails development.
2. A 66 ft. major collector road will need to be constructed from the north boundary of The Trails development to the 90 ft. minor arterial frontage road.
3. The roads in this development must meet all City of St. George standards particularly with respect to sight distance and spacing.

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4. The intersections in this development must meet all City of St. George standards particularly with respect to sight distance and spacing.
5. Intersections 4 and 8 need a northbound right turn lane in addition to the standard thru lanes for a minor arterial.
6. Intersection 3 needs left turn lanes and right turn lanes and right turn lanes on all legs of the intersection along with the standard thru lanes.
7. All signing and striping shall conform to City of St. George and MUTCD standards.

Jay Sandberg said there has been a significant traffic study done for this area. Rick Snyder City Traffic Engineer said this is a great opportunity for the City to have an interchange instead of a traffic light. Lee Cable said the traffic study included everything from Snow Canyon Park up to Winchester Hills. It also included the northern belt way that would come and tie into the Ledges project.

Eric Debettia said he is a resident west of U18 there is a trail that goes into the desert tortoise trails. He would like the board to consider the development putting in a place to park for trails. Jay Sandberg said the trail along U-18 is a UDOT.

MOTION: Commissioner Clayton made a motion to recommend to City Council approval of a zone change request from M & G (Mining & Grazing) to a PD (Planned Development) zone on 335.54 acres located at approximately 4200 North, east of State Highway 18 (U-18). Mr. Stacy Young, representative, subject to comments from staff and Citys Traffic Engineer. Commissioner Burks seconded the motion. All voted aye.


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 small animal boarding facility and small animal hospital as permitted uses within the M-2 zone. Mr. Bruce Jacobson, applicant. Case No. 2006-ZRA-004

Planner Ray Snyder said this request is to amend the Manufacturing zone to incorporate small animal boarding facility and small animal hospital as permitted uses. Ray said the applicant wrote a letter stating that the use would be inside boarding of pet dogs and cats, grooming of pet dogs and cats and a pet day care. The applicant went on to say that the business owner is purchasing some land and it moving his manufacturing business to Ft. Pierce Business Park.

Bruce Jacobson said he has been looking for ground on the east side. He has been looking at the Millcreek area. Ground has become available for sale in this area which was owned by St. PLANNING COMMISSION
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George Truss (which is moving their business to Ft. Pierce Business Park). He felt this would be an appropriate place for the animals due to the fact that the noise of dogs barking would not be a problem to residents out in this area. He feels that this use would fit into this area.

Deputy City Attorney Paula Houston said the board needs to see if this use would be similar to what is already in existence in the ordinance.

Council Member Bunker asked about the number of animals at one time at this location. Bruce replied that perhaps about 120 animals for boarding at one time.

Commissioner Campbell asked if there would be someone there 24-hours a day. Bruce said no - not for boarding but there would be for the emergency care.

Commissioner Taylor asked if it would be more practical to do a spot zoning for this area instead of changing the use list? Ray said this is being requested for the M-2 zone.

MOTION: Commissioner Clayton made a motion to recommend to City Council a request to amend the St. George City Code, Title 10: Zoning Regulations, Chapter 11: Manufacturing Zones, Section 10-11-2: Uses, to incorporate small animal boarding facility and small animal hospital as permitted uses within the M-2 zone. Mr. Bruce Jacobson, applicant. Planning Commission finds that there is not a significant change to add this to an M-2 zone. Commissioner Campbell seconded the motion. All voted aye.


MINUTES

Consider approval of the Planning Commission minutes of the meeting of March 14 and 28, 2006.

MOTION: Commissioner Burks made a motion to recommend approval of the minutes for March 14 and 28, 2006. Commissioner Clayton seconded the motion. All voted aye.



Meeting adjourned at 5:35 p.m.