Planning Commission Minutes

Tuesday, May 9,2006



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
May 9, 2006


PRESENT: Chairman Gil Almquist
Commissioner Chapin Burks
Commissioner Mike Nobis
Commissioner Julie Hullinger
Commissioner Ron Bracken
Commissioner Ross Taylor
Council Member Gail Bunker

EXCUSED: Commissioner Kim Campbell

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

Chairman Almquist talked about Vince Clayton being on the board for 7 years. Introduced and welcomed Julie Hullinger and Michael Nobis to the Planning Commission Board.

CONSENT ITEMS - FINAL PLATS

Consider approval of the following final plats:

A. The Views at Stone Mountain Phase 1 with 23 single-family lots located at approximately 2600 East and 1450 South Street. Mr. Darren Hensley, applicant. Case No. 2006-FP-030

B. Anasazi Ridge at Entrada Phase 3 with 16 single-family patio homes sites located on Cohonino Trail and Supia Trail, north of 2000 North Street. Mr. Marc Brown, representative. Case No. 2006-FP-032

C. Desert Shadow at Painted Desert with 13 single-family lots located at 1430 East and 2450 South. Ence Homes, applicant. Case No. 2006-FP-033

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D. Sun River St. George Phase 22 with 41 single-family detached patio home sites located at Sun River Parkway and Country Club Drive. Mr. Darcy Stewart, applicant. Case No. 2006-FP-034

E. Sun River St. George Phase 23 with 31 single-family detached patio home sites located at Whisper Point Drive, south of Sun River Parkway. Mr. Darcy Stewart, applicant. Case No. 2006-FP-035

F. Sun River St. George Phase 24 with 40 single-family detached patio home sites located at Medallion Street, south of Sun River Parkway. Mr. Darcy Stewart, applicant. Case No. 2006-FP-036

G. Paragon Cove Townhomes at Stone Cliff Phase 6 with 17 single-family detached patio home sites located northwest of Paragon Drive and Stone Cliff Parkway. Mr. Gail Maxwell, representative. Case No. 2006-FP-037

H. Serenity Cove with 10 single-family lots located at Rasmussen Drive and 2760 East Circle. Mr. Ryan Button, applicant. Case No. 2006-FP-038

I. Avallon at Meadowood Phase 4 with 20 single-family lots located at Chalon Drive, north of Stonebridge Drive. Mr. Clayton Leavitt, applicant. Case No. 2006-FP-039

J. Silver Cloud Drive, an access roadway plat extending west of the proposed UDOT roundabout from Highway 18 located at approximately 4000 North. Mr. Kurt Allen, representative. Case No. 2006-FP-040

Planner Mark Bradley said he does not have all the mylars here tonight. Mark said final plats C, D, and F needs some work. But it is his understanding that the final plats can be approved and moved onto City Council for final approval.

Scott McCall representative for Sun River said he received a call from Rosenberg and Associates surveyor talking about these two issues. The first issue is Phase 22 of Sun River there is a title issue with an easement. It is a blanket easement access to a public road. Part of the easement says it will automatically terminate upon recording of the new plat. The second issue is Phase 24 where there is a comment from the Citys Legal Department saying that the Bank of Nevada was listed on the title report. Another bank was listed on the plat. This was reviewed again. It will be straightened out before it goes to recording.

Chairman Almquist said lets have a motion on all the final plats except for item C.


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MOTION: Commissioner Burks made a motion to recommend to City Council approval of final plats A, B, D, E, F, G, H, I, J and authorize chairman to sign. Commissioner Taylor seconded the motion. All voted aye.


Jim Raines with Bush and Gudgell said he is not aware of any issues on item C.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of final plat C and authorize chairman to sign. Commissioner Taylor seconded the motion. All voted aye.


PRELIMINARY PLATS

Consider the following preliminary plat requests:

A. The Springs Estates Phase 9 with 2 single-family lots located at the south end of Bella Rosa Drive, north of 1450 South. Mr. Paul B. Jensen, applicant. Case No. 2006-PP-012

Jay Sandberg City Engineer said this request is to create a subdivision phase with 2 single-family lots. Those two lots were left out because there were issues that needed to be resolved. Now those issues are underway. The developer of the Stone Cliff subdivision, the City, and The Springs subdivision have come to an agreement to the improvements on 1450 South. After The Springs subdivision was approved, the City created an erosion hazard boundary. That boundary runs through this development. But since the flood, the NRCS has built a large rock berm that wraps around The Springs subdivision. Based on the rock berm and the location of these two lots they are acceptable to develop.

Jay said on 1450 South they have dedicated the edge of the cliff and the right-of-way cuts into that. The right-of-way will have to be pushed over a little bit. The details will have to be worked out with the construction drawings. The exact alignment of 1450 South will be shown on the final plat. There is a slight possibility because this road sits up higher than these lots that the fill slope of 1450 South could possible fall onto those lots. He felt this note should be made of record.

Chairman Almquist asked about the lot level 103 and 102 relative to the base of the embankment they have built? Jay replied the lots are elevated about 3 ft. above the 100-year flood elevation. The rock berm that is built he is not sure. He spoke to the river engineer that is doing the work and he said he will address that in his letter.


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Chairman Almquist asked if 1450 South will be four-lane? Cathy Hasfurther City Engineer said it will actually be a five-lane road.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of the preliminary plat The Springs Estates Phase 9 with 2 single-family lots located at the south end of Bella Rosa Drive, north of 1450 South, Mr. Paul B. Jensen, applicant, subject to the realignment of 1450 South and the realignment will be shown on the final plat. Subject to the engineers recommendation that the lots 102 and 103 will be well serviced by the erosion control. Commissioner Bracken seconded the motion. All voted aye.


B. Royal Pine Estates with 15 single-family lots located at 1190 South and 3000 East. Mr. Larry McEntire, applicant. Case No. 2006-PP-014

Planner Mark Bradley said this is being proposed on 6.35 acres with lots sizes ranging from 12,008 sq. ft. to 18,597 sq. ft. Mark said on August 4, 2005, the City Council approved a zone change request from A-1 (Agricultural) to R-1-12 (Single Family Residential). The applicant owns approximately 1.56 acres of property between this proposed subdivision and the Firenze subdivision at the north. Originally, the applicant applied for a re-zone on 7.91 acres and then revised the request based on a strip of property that he doesnt own along his northerly property boundary. This naturally creates a problem for the applicant in regards to roadway frontage, dedication, and improvements.

Mark said staff has the following comments:

1. There is vertical curve on 3000 East which creates safety hazards based on site distance. Staff recommends before the construction drawings are approved that the design of the road and required improvements be approved by the City Traffic Engineer.
2. The plan provides for future roadway connectivity to the north and south. However, the only public access would be from 1450 South until properties to the north and south are developed. It could be a while before those parcels are developed.
3. The plan shows a future trail location along the westerly phase line. Whether the trail is to be within an easement or dedicated to the City is yet to be determined along with the width for the easement or dedication. Also, there is shown a 10 ft. pedestrian path between Lot 7 and Lot 8 connecting to the 3000 East Street sidewalk.
4. Staff recommends that the north lots (Lots 8-10 and 13-14) be held out of this subdivision and be included as part of the north property. The improvements for the intersection of 1130 South and 3000 East and the portion of 1130 South is too great for four parcels. This



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would also satisfy the existing zoning requirements for the north parcel owned by Mr. McEntire. By showing a road extending to the north, it creates a parcel less than one acre in size (actually 40,000 sq. ft.).
5. An exhibit showing the overall area and how the developments are coming together is to be provided by the applicants engineer for the Planning Commission meeting.

Jay Sandberg City Engineer said he had a meeting with their engineer and Mr. McEntire. The biggest concern staff has is with the grade on 3000 East. What the City would like to propose is to hold out lots 8 and 9 and make those part of a future phase subject to something being worked out on the road, with Firenze subdivision owners, the owners of the lots and Washington County.

Commissioner Burks said the Planning Commission report states to leave out lots 8, 9 10, 13 & 14 so now all staff wants to hold out are lots 8 and 9. Jay replied yes.

Planner Mark Bradley said there could be some problems between the road and the lot size. So Planning Commission may want to consider lot 14 as well to be left out. Commissioner Taylor said lot 14 is not showing that it is accessible maybe it should not be included in this preliminary plat at all.

Commissioner Burks wanted to know if these issues can be worked out before this moves onto City Council. Jay said probably not.

Rob Reid from Rosenberg and Associates said originally they came in to zone change the entire parcel. They are not really concerned about holding out any lots for this phase. They feel they have addressed all the Citys concerns. They would be willing to participate in resolving the issues on 3000 East but they feel that it would not be fair to have the whole burden to come up with a solution for that intersection just for their development.

Commissioner Burks said with the issues they have he feels this is too early to deal with this. He feels it should be tabled to a future meeting.

Commissioner Taylor said he feels like Commissioner Burks has the right idea to table this item.
Rob Reid said he and the applicant are confused about withholding lots from this phase. They have been working on this for over a year. What more can they do? Rob said as far as service for lot 14, it has public access, it has the frontage, has the square footage, it meets the requirements.

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Planner Mark Bradley said on lot 14 by approving this they are predetermined what the zone will be. He realizes some the challenges they have with these subdivisions. Holding lot 14 out will really not make any difference.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of preliminary plat Royal Pine Estates with 15 single-family lots located at 1190 South and 3000 East, Mr. Larry McEntire, applicant, subject to the exclusion of lots 8 and 9 being added to a future phase and including items 2, 3, and 5 of staff comments. Commissioner Bracken seconded the motion.

Commissioner Burks voted nay
Commissioner Taylor voted aye
Commissioner Bracken voted aye
Commissioner Hullinger voted aye
Commission Nobis voted aye

Motion carries with a 4 to 1 vote.


C. Escalera Estates Amended with 8 single-family lots located at the northwest corner of the intersection of 1900 East Street and Middleton Drive. Mr. Peter and Mrs. Julie Blake, applicants. Case No. 2006-PPA-015

Planner Mark Bradley said this amendment is to incorporate two additional lots into the subdivision making it a new total of 8 single-family lots. The zone for this parcel is RE-12.5. This parcel of land is west of and adjacent to the new Escalera Phase 1 subdivision. On October 25, 2005, a preliminary plat was approved for 6 single-family lots ranging from 22,500 sq. ft. to 22,502 sq. ft. The applicants would now like to phase the project based on financial purposes and create two additional lots for their children. Staff comments on this request is 1) roadway improvements are to be completed with the first phase unless other arrangements are made, and 2) lot 7 and 8 require a minimum lot size of 12,500 sq. ft.

Mark said Middleton Drive is built as an 80 ft. right-of-way. Staff does not have a concern with lot 1 fronting Middleton Drive.

MOTION: Commissioner Bracken made a motion to recommend to City Council approval of the preliminary plat Escalera Estates Amended with 8 single-family lots located at the northwest corner of the intersection of 1900 East Street and Middleton Drive, Mr. Peter and Mrs. Julie Blake, applicants, with staff comments. Commissioner Burks seconded the motion. All voted aye.

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A change in the agenda - 5:00 p.m. public hearings will now be heard. Then Planning Commission will go back to the preliminary plats.

PUBLIC HEARING - ZONE CHANGE

A. Consider a zone change request from A-1 (Agricultural) to RE-20 (Residential Estates) on 1.00 acre located 2250 East and approximately 2230 South. Mr. Shakeel Ahmad, applicant. Case No. 2006-ZC-009

Planner Mark Bradley said this is a remnant property from Country View Estates Phase 1 and 2. Once the portion of required roadway dedication is taken out of the equation for this parcel, it appears that the remaining property would be shy of 37,000 sq. ft. Originally, staff thought the intention of the zone change was to create two parcels. However, the parcel whether it would remain as A-1 (non-conforming in size) or re-zoned to RE-20, the parcel would remain as one lot.

Mark said staff comments are;

1. The request is consistent with the General Plan - Land Use Map.
2. Once the portion of required roadway dedication is taken out of the equation for this parcel, it appears that the remaining property would be shy of 37,000 sq. ft. (somewhere between 36, 904 sq. ft. and 36,992 sq. ft.). Originally, staff thought the intention of the zone change was to create two parcels. However, the parcel whether it would remain as A-1 (non-conforming in size) or re-zoned to RE-20, the parcel would remain as one lot.

Jim Raines with Bush and Gudgell said his client wants to develop the parcel as a one lot subdivision.

Shelly Flake a local resident said she bought the property around this lot. The applicant bought the property before they purchased their lot around it. He was not willing to work with them. She has a problem with this request asking to be rezone so he can put two homes on the acreage.

Lisa Johnson stated that she lives by this lot. The fact that he is stuck with an unbuildable lot is his own fault. She is requesting the board to deny his request.

Chairman Almquist said this is not giving him two lots. What this enables him to do is to build a home on a lot that is less than 37,000 sq. ft. lot.

Commissioner Bracken felt this was spot zoning and it didnt feel quite right.

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Deputy City Attorney Paula Houston said an option is to table this to do some research to see what it was zoned at the time it was annexed and whether or not it was a legal lot at that time. He made not even have to get a zone change to build on that lot but it needs to be researched.

Jim Raines said if the neighbors want to talk to him and come up with some proposals, then he would be willing to forward their requests onto Shakeel Ahmad.

MOTION: Commissioner Burks made a motion to table this item for two-weeks. Commissioner Taylor seconded the motion. All voted aye.


B. Consider a zone change request from OS (Open Space) to PD-AP (Planned Development-Administrative & Professional Office) on 2.35 acres located on the westside of Bluff Street at approximately 350 South Bluff Street. Mr. Neil Gibbs, applicant. Case No. 2006-ZC-010

Planner Mark Bradley for those of you who were here previously in 1995 the property went through a trade with the City of St. George and Dale Jones. Naturally the general plan staff wanted to know why that was a good trade because it was open space. The applicant did not pursue an appeal. The applicants have hired the MESA Consulting Group, Inc. to analysis the hillside. Bill McMurrin who once was on the Hillside Review Board has really analysis this site.
As you visit this site, the biggest challenge staff has is how steep the slopes are.

Les Stoker with MESA Consulting Group said this project is on the west side of Bluff Street. Les introduced Neil Gibbs, who is representing the owners, Doug McKnight, Ron Larsen and Rick Wells. Approximately a year ago a request for an AP zone was turned down. The building will be owner occupied. There have been some changes in the hillside ordinance to the size and the footprint.

Doug McKnight said the building was design with this in mind including the roadway to the location. They have cut the size of the building down by 10,000 ft.

Rick Wells said his job is to make the building fit the site. He stated that the size of the building is 19,500 sq. ft. and is two-stories above grade. Below they have a 3 level parking garage. The road was meant to be a shared drive. Their proposal is that the building will cover any cuts they make into the hillside. The building data - parking data 78 parking stalls. The construction of



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the building is concrete. The colors are the colors you see on the rendering. The size of the building has been determined by the Hillside Ordinance. They are complying with the Hillside Ordinance. They have designed this plan to be as minimal as possible.

Commissioner Burks asked about the parking level will you be able to see cars in the parking level. Bill said you may be able to see about a dozen.

Rick Wells said the parcel is 2.35 acres but 1.88 acres will remain untouched. They intend to work very closely with the Hillside Board. The excavation of this will require a vertical cut so they will not disturb much of the hillside.

MOTION: Commission Burks made a motion to recommend to City Council approval of a zone change request from OS (Open Space) to PD-AP (Planned Development-Administrative & Professional Office) on 2.35 acres located on the westside of Bluff Street at approximately 350 South Bluff Street. Mr. Neil Gibbs, applicant. Commissioner Bracken seconded the motion. All voted aye.


CONDITIONAL USE PERMIT

Consider a conditional use permit request to construct a four (4) story hotel that would exceed the allowable thirty-five foot (35') height limit up to a maximum roof ridge height of fifty-six (56') feet located within a C-3 (General Commercial) zone at 2720 East Red Cliffs Drive. Mr. and Mrs. Dipak Patel. Case No. 2006-CUP-014

Planner Ray Snyder said he needs to make a clarification that it will not be 56 ft. in height but 50 ft. 6 in. Ray said they are talking about lots 2 and 3. The subject tonight is a Conditional Use Permit. The applicant proposes to construct 61 rooms and a four (4) story hotel. The size of the hotel requires 63 parking spaces. They are proposing 62. The one space deficiency must be resolved at plan check. Ray said situated behind the pad(s) is a major power corridor with two large metal poles and several overhead power lines. The applicant states that the hotel will soften and screen the power pole structures as seen from 2720 East and Red Cliffs Drive. A restaurant is proposed adjacent to the south (on lot 4). Ray said it appears that there are excess parking spaces. An agreement for shared parking may be a possible solution to ensure the hotel has adequate parking.

Ray said if Planning Commission recommends approval, staff suggests the following conditions;

1. The building height shall not exceed a maximum of 50'-6" with the average height of 49'-0".
2. The location of the driveway shall be to the satisfaction of the City Traffic Engineer.
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3. A shared driveway agreement with lot #2 to the north (Bank) shall be provided.
4. A reciprocal access (cross section) agreement shall be provided between Lot #2 (Bank) and Lot #3 (Hotel).
5. A reciprocal access (cross section) agreement shall be provided between Lot #3 (Hotel) and Lot #4 (Restaurant).
6. The applicant shall submit a SPR (Site Plan Review) application for a plan check.
7. A formal landscape plan shall be included in the SPR.
8. Street trees shall be installed to meet the City tree ordinance.
9. A photometric (lighting plan) shall be included in the SPR.
10. The applicant shall demonstrate to the satisfaction of the Planning Department that a minimum of 63 parking spaces are provided as required per zoning ordinance.
11. Parking is approved for backing up onto the private driveway behind the hotel.
12. A TIS (Traffic Impact Study) will need to be completed.

Russell Gallin attorney representing the applicant said in the CC&Rs it states that there is a cross access agreement on the parking. The hotel has been previously approved - they are coming back for an extra floor. The first floor section there was going to be rooms but now those rooms will be turned into conference rooms. He believes they meet the requirements for parking. They request that a traffic study not be required. When this was previously approved, the City did not request a traffic study. He said this is not a high impact space.

Jay Sandberg City Engineer said the Citys traffic engineer has been concerned about the commercial area growing out there. The project is zoned commercial now. There is still a Site Plan Review and that is when the City really throughly looks through for traffic and other issues with the building. They did not intend that the traffic study to be part of the condition here tonight.

Council Member Gail Bunker felt there should be a traffic impact study done due to the extra height and extra rooms and a restaurant. Jay said this brings to surface issues such as if there should be another lane or if there should be additional stacking distance based on the traffic. Sometimes there is not much that comes out of a traffic study. It is hard to say until it is looked at. The hotel does not warrant a traffic study by itself.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a conditional use permit. request to construct a four (4) story hotel that would exceed the allowable thirty-five foot (35') height limit up to a maximum roof ridge height of fifty-six (56') feet located within a C-3 (General Commercial) zone at 2720 East Red Cliffs Drive, Mr. and Mrs. Dipak Patel, subject to staff comments #1 through 11. Commissioner Hullinger seconded the motion. All voted aye.

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Public hearing items are over. Planning Commission returned to hear the preliminary plats.

D. Home Depot - Westridge Commercial Subdivision with 5 commercial lots located at the northwest corner of the intersection of Westridge Drive and Sunset Blvd. Ms. Amy Yatch, representative. Case No. 2006-PP-017

Planner Mark Bradley said the Home Depot building recently went through a Site Plan Building Elevation approval process with the Planning Commission (February 28, 2006) and City Council (March 2, 2006). This request is to create a commercial subdivision with 5 lots. Lot 1: Home Depot site is 503,408 sq. ft., Lot 2: 74,550 sq. ft., Lot 3: 52,426 sq. ft., Lot 4: 33,797 sq. ft., and Lot 5: 47,543 sq. ft.

Mark said staff comments are as follows;

1. The preliminary plat shows an area of Half Way Wash to be deed to the City of St. George.
2. Staff recommends approval subject to: 1) compliance with the Traffic Impact Study recommendations, 2) the westbound deceleration lane along Sunset Blvd. requires relocation, the expensive is the developers responsibility, and 3) the left turn lane details along Westridge Drive are to be finalized with the City Traffic Engineer.

Jay Sandberg City Engineer said there is a master planned storm drain to the wash area. Deputy City Attorney Paula Houston said she has talked with their attorney and they will go into a written agreement with them on a slope easement agreement for maintenance issue that may come up.

MOTION: Commissioner Burks made a motion to recommend to City Council approval for a preliminary plat for Home Depot - Westridge Commercial Subdivision with 5 commercial lots located at the northwest corner of the intersection of Westridge Drive and Sunset Blvd., Ms. Amy Yatch, representative, subject to staffs conditions. Commissioner Bracken seconded the motion. All voted aye.


E. The Ledges of St. George Phase 6 with 21 single-family lots located on the west side of Highway 18 at approximately 5000 North. Mr. Kurt Allen, representative. Case No. 2006-PP-019

Planner Mark Bradley said this request is to create 21 single-family lots on 12.03 acres on the west side of Highway 18. The lot sizes range from 17,210 sq. ft. to 27,407 sq. ft. The streets will be private. Staff indicated that the proposed cul-de-sac design by Lots 603-606 requires review and approval by the City Development Services Engineers.


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Council Member Gail Bunker asked if the area was gated. Randy Deschamps said the area is gated.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a preliminary plat for The Ledges of St. George Phase 6 with 21 single-family lots located on the west side of Highway 18 at approximately 5000 North, Mr. Kurt Allen, representative, subject to staffs comment. Commissioner Hullinger seconded the motion. All voted aye.


F. The Ledges of St. George Phase 1 Amended with 28 single-family detached patio home sites located on the east side of Highway 18 at approximately 5000 North. Mr. Kurt Allen, representative. Case No. 2006-PPA-023

Planner Mark Bradley said this request is to amend the preliminary plat to change the lots to building pads and incorporate 3 additional building pads. The new total would be 28 single-family detached patio home sites (building pads). The pad sizes will vary from 4,925 sq. ft. to 9,527 sq. ft. with the majority in the 5,000 sq. ft. range. The streets are public. Mark said staff comments are as follows;

1. All building pads require a minimum 25 ft. setback from the public street right-of-way.
2. The pad separations vary from 12 ft. to 16 ft. The setbacks on the lots were a minimum of 8 ft. with a total building separation of 16 ft.
3. The Planned Development Concept Plan designates this acre for 24 units. The current preliminary plat was approved for 25 lots. The Planning Commission and City Council will need to determine whether or not this is consistent with the approved PD plan. Staff recommends the building separations remain at 16 ft. based on the design for walkout basements along the golf course. Where retaining walls and two-story type dwellings are constructed additional spacing is required.

MOTION: Commissioner Bracken made a motion to recommend to City Council approval of the preliminary plat The Ledges of St. George Phase 1 Amended with 28 single-family detached patio home sites located on the east side of Highway 18 at approximately 5000 North, Mr. Kurt Allen, representative, with staff comments and finding this is not a significant change. Commissioner Burks seconded the motion. All voted aye.


G. Dolce Vista at Sunbrook Phase 2 with 78 single-family detached patio home sites located at the northwest corner of the intersection of Alienta Drive and Plantations Drive. Sunhill Homes, applicant. Case No. 2006-PP-016


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Planner Mark Bradley said this request is to create a new phase with 78 single-family detached patio homes. This parcel is zoned PD (Planned Development) and is low density on the Citys General Plan. This phase is located at the south end of the Sunbrook Development. The site is elevated in height above the proposed Plantations Drive. On February 15, 2006 the Hillside Review Board visited the site. Staff recommends approval subject to: 1) the hillside development permit, 2) Plantations Drive roadway alignment to be located outside of the 40% slopes, and 3) details of the proposed rock wall along Lots 98 - 103 be submitted to the City for review and compliance with the rockery wall standards (i.e., location, height, and terracing). The wall was not shown on the hillside plans, but appears to be outside of any slope restriction area in reference to disturbance.

Mark Fonger presented a new design layout which staff had not seen. The walls will not be rock walls they will be concrete walls. They felt it was not necessary to have a sidewalk along Sunbrook Drive. Instead they will do a walking path. In order to make the site work they had to build the lots up a little bit.

Rick Rosenberg with Rosenberg and Associates said when Sunbrook and Plantations were initially described the boundary between them was a series of north, south, east and west lines. When Sunbrook received its zoning there was a portion of Plantations property that was owned by the previous owner which was included within it. When Plantations came forth and went through their initial PD zone they worked against that boundary. The two parties go together back in 1996 and worked out a property exchange agreement that identified the alignment of Plantations Drive and that it would separate the two large projects out there. They have reworked the roads throughout those subdivisions.

Council Member Gail Bunker asked about the trail system and if it would be connecting with the City trails. Rick replied it will and they will see that connectivity when they bring in The Lakes Subdivision.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of the preliminary plat Dolce Vista at Sunbrook Phase 2 with 78 single-family detached patio home sites located at the northwest corner of the intersection of Alienta Drive and Plantations Drive. Sunhill Homes, applicant. Commissioner Bracken seconded the motion. All voted aye.


HILLSIDE DEVELOPMENT PERMIT

Consider a request for a hillside development permit for Dolce Vista at Sunbrook Phase 2 located at Alienta Drive and Plantations Drive. Sunhill Homes, applicant. Case No. 2006-HS-001

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Planner Mark Bradley said this is to obtain a hillside development permit. This site is located at the south end of the Sunbrook development where Alienta Drive and Plantations Drive will connect. The design of the intersection was still under consideration at the time the Hillside Review Board met on site. The site is elevated in height above the proposed Plantations Drive.

Mark said Hillside Review Boards recommendation is approval of the site plan with the allowance of two additional lots, no pushing of dirt over the hillside, and subject to the Plantations Drive roadway alignment being resolved and verification of the hillside overlay zone boundary.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request for a hillside development permit for Dolce Vista at Sunbrook Phase 2 located at Alienta Drive and Plantations Drive, Sunhill Homes, applicant, subject to Hillside Review Boards recommendations, that there be two additional lots, no pushing of dirt over the hillside, subject to the Plantations Drive roadway alignment be resolved and subject to verification of hillside overlay zone boundary as it was described. Commissioner Burks seconded the motion.

DISCUSSION ON THE MOTION
Jay Sandberg said on the Plantations Drive alignment, staff suggested that it be pushed out away from the hill so it would not be as much of an impact on the hill. Jays question is how does the Planning Commission feel about that road cutting into that slope? Commissioner Taylor said he felt it was addressed on the preliminary plat in terms of moving the road outside the 40% slope. Jay said he wants to know if the alignment on the plat is alright or if they want to see it pushed out away from the hill.

Commissioner Taylor said he would be happy to attached to the motion that the road be moved outside of the 40%. Jay said what he understands in the motion is that subject to staff working out the alignment. Jay said they could either leave it the way it is or they could push to have the road moved away from the hill but that has other implications. It was decided that the way it was shown on the plan is the way it is going to be built subject to staffs review.

All voted aye.






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SITE PLAN & BUILDING ELEVATIONS

Consider a request for a site plan and building elevation approval for a proposed office building located with the Hidden Valley Planned Development zone at the intersection of 840 East and Brigham Road. Mr. Scott Harmer and Mr. Colin Wright, representatives. Case No. 2006-SPBE-006

Planner Ray Snyder introduced the item showing a colored site plan referencing the building driveway alignments, parking layout, and landscape area. Ivory Homes wants to build a professional office building which will house the Southern Utah Headquarters Building for Ivory Homes. They will use the space for sales offices, marketing, accounting, and development management, will feature a 1,500 sq. ft. design center where home buyers will select their finishes. The rest of the building will be leaseable space for other tenants.

Colin Wright with Ivory Homes said they are very excited for this building. They think this building makes a great statement to the community. Colin wanted to clarify the TIS (Traffic Impact Study), it was his understanding that this report will be required when they come in with the subdivision.

Chairman Almquist asked about signage. Ray said signage would have to go through a separate process.

Colin said on Thursday they will be submitting plans. They hope to break ground in July and be in the building by Christmas time.

MOTION: Commissioner Bracken made a motion to recommend to City Council approval for a request for a site plan and building elevation approval for a proposed office building located with the Hidden Valley Planned Development zone at the intersection of 840 East and Brigham Road. Mr. Scott Harmer and Mr. Colin Wright, representatives. Commissioner Burks seconded the motion. All voted aye.