Planning Commission Minutes

Tuesday, July 11,2006



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
July 11, 2006

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

EXCUSED: Commissioner Kim Campbell

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

CONSENT ITEMS - FINAL PLATS

A. Consider approval of an amended final plat for Bloomington Courtyard Phase 7 with one (1) commercial lot located at Pioneer and Brigham Road. Brandon Anderson, representative. Case No. 2006-FPA-053

B. Consider approval of a final plat for Primrose Point Phase 3 with 12 single-family lots located at 1680 East and Acantilado Drive. Korey Kinder, representative. Case No. 2006-FP-055

C. Consider approval of a final plat for Vista Del Cielo with 4 single-family lots located at 1450 South and 2630 East. Arturo Del Toro, applicant. Case No. 2006-FP-056

D. Consider approval of a final plat for Cottages at Fossil Hills Phase 1 with 17 townhomes located at River Road and Brigham Road. Sean Glathar, representative. Case No. 2006-FP-057

E. Consider approval of a final plat for Tonaquint Hills Phase 2 with one (1) commercial lot located at Silicon Way and Dixie Drive. Kay Traveller, applicant. Case No. 2006-FP-058
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F. Consider approval of a final plat for Rink Estates with 8 single-family lots located at 2020 East Circle and 2800 South. Jim Raines, representative. Case No. 2006-FP-061

G. Consider approval of a final plat for the Ft. Pierce Area 1 road dedication located at River Road and Venture Drive area. Reid Pope, representative. Case No. 2006-FP-062

H. Consider approval of a final plat for East Ridge Phase 6 with 19 single-family lots located at Crestline Drive and 60 South. Scott Woolsey, representative. Case No. 2006-FP-064

I. Consider approval of a final plat for Beehive Homes with 2 commercial lots located at Tonaquint Drive and Mesa Palms Drive. Marc Brown, representative. Case No. 2006-FP-065

J. Consider approval of a final plat for Mesa Palms Townhomes Phase 5 with 23 units located at Mesa Palms Drive and Crystal Circle. Reid Pope, representative. Case No. 2006-FP-066

K. Consider approval of a final plat for Twin Creeks Phase 3 with 12 single-family lots located at Northstar Drive and 510 No. Circle. Brandon Anderson, representative. Case No. 2006-FP-067

L. Consider approval of a final plat for Cottam Fields with 28 single-family lots located at River Road and 2250 South. Jim Raines, representative. Case No. 2006-FP-068

City Engineer Cathy Hasfurther said item 1D has been approved previously and item 1A is to be conditioned to match the PD approval. Otherwise, the final plats are ready for your approval.

MOTION: Commissioner Burks made a motion to recommend to City Council approval on the final plats A through L with the exception of D read into the record and authorize chairman to sign. Commissioner Bracken seconded the motion. All voted aye.


Commissioner Burks would like to hear from Citys Power and Water departments before they approve any more subdivisions. Bob said he would try to schedule something in August 8th meeting.

PRELIMINARY PLATS

A. Consider a preliminary plat request for Villa De Colina condominiums (formerly Foremaster Green) with 156 dwelling units located at the southeast of Foremaster Drive and Riverside Drive intersection. Mr. Tim Fry, representative. Case No. 2006-PP-020
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City Engineer Cathy Hasfurther said there is a conditional use permit that goes along with this item tonight for the height.

Cathy said this item was tabled on June 13th Planning Commission meeting due to the height for the Conditional Use Permit that needed to be approved before the preliminary plat could be heard. The applicant is providing the access to the Johnson property. The access road into the Johnson property will be public.

Cathy said the proposed plan is to be subject to;

A. The hillside development permit plans regarding slope percents. The hillside plans show a 2.2:1 cut. The preliminary plat shows a cut 2:1 cut. The plans ought to be consistent with one another.
B. The traffic study recommendations.
C. The north cul-de-sac (private drive aisle) is to extend north to eventually tie into the Nettas Knoll entrance road that would provide access to a street traffic light.

Chairman Almquist inquired about the size of the trees. Tim indicated that the trees are the same size as they presented before. Tim Fry replied said they submitted a new landscape plan which was not available tonight but he could have it ready for the City Council meeting. Tim said if Planning Commission is willing for them to go with more water type trees then the developer would want to do that.

Commissioner Taylor asked about the open space and the location of that space. Tim replied that most of the open space area is in the center of the project and there is a little bit of open space in the SW direction of the project.

Commissioner Taylor asked about the geotechnical area of the project - are there any concerns. Cathy said there is always concern. Riverside Drive is built on clay. They will have them do the same type of section on their private roads to keep the water away.










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MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a preliminary plat request for Villa De Colina condominiums (formerly Foremaster Green) with 156 dwelling units located at the southeast of Foremaster Drive and Riverside Drive intersection, Mr. Tim Fry, representative, with the inclusion that the hillside development plan and preliminary plat should coincide on the cut on the hill. Commissioner Hullinger seconded the motion.

Commissioner Nobis said he wanted to add to the motion that they accept the old landscape plan along Riverside Drive and that they are required to over excavate 5 ft.

Commissioner Burks voted nay
Commissioner Nobis voted aye
Commissioner Taylor voted aye
Commissioner Hullinger voted aye
Commissioner Bracken voted aye Motion carries by a 4-1 vote



B. Consider a preliminary plat request for Bella Tuscana at Mesa Palms with 55 single-family lots located at Dixie Drive and Mesa Palms Drive. Cutrell, Inc., applicant. Case No. 2006-PP-029

Jay Sandberg City Engineer said this is part of an existing PD zone. These are single-family lots with public streets. Staff asked the applicant to minimize the number of walls. They have done that with walk-out basements on lots 60-72 and 99-108. The City Traffic Engineer asked for a right turn decel lane. There is a great deal of clay in this area. So staff has asked for a more detail geotechnical report. Staff would like to see more testing on the soil to see what the conditions will be.

Council Member Bunker asked Jay to explain some of the walk-out homes. Jay said the way the subdivision is laid out, there are terraces affecting the slope down the hillside. To minimize the walls on these lots walk-out basements will be required. There will be drains that will go along where the wall should be to have the water drift out into the street.

Jay said on the final plat there will be a note that states a geotechnical report has been prepared for this subdivision and they strongly said they should become familiar with this report.





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MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a preliminary plat request for Bella Tuscana at Mesa Palms with 55 single-family lots located at Dixie Drive and Mesa Palms Drive. Cutrell, Inc., applicant, subject to staffs comments that the subdivision is required to have 11,000 sq. ft. but there is no square footage shown in the open space recreational area and will need to be resolved before it goes to City Council. Also subject to lots 60-72 and 99-108 will need a deed restriction to have a walk-out basement. Plus ask for more soil stability for the roads. Commissioner Hullinger seconded the motion. All voted aye.


CONDITIONAL USE PERMITS

A. Consider a request for a conditional use permit from Mr. Glen Carnaham of Alpha Engineering, on behalf of the Washington County School District to construct the Desert Hills High School to be located at the intersection of Desert Hills Drive and 840 East Street. The property is on 38 acres and is zoned PD (Planned Development). Three buildings will be constructed on site; 1) 109,436 sq. ft. Classroom Building, 2) 57,875 sq. ft. Gymnasium, and 3) 43,378 sq. ft. Vocational Building. Including on the site are a football field, baseball field, and softball field. A future tennis court area is also shown. Case No. 2006-CUP-022

Planner Ray Snyder presented the site plan for the new high school in the Desert Hills area. This high school will be constructed as three buildings. The classroom building will be 2-story. The tallest point on this building will be 54'-5" but the overall majority of the building will be no more than 39'. The gymnasium will be 1-story and the height will be 36'-3" and the vocational building will also be 1-story and will be 20'-5".

Ray indicated the stack walls will be done in three step process. Most of the retaining will be on the school property. The school will pay for the retaining wall and the City will pay for the walkway paving.

Clark Taylor is a homeowner near this site. He believes the school will be a great asset to this area.








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MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request for a conditional use permit from Mr. Glen Carnaham of Alpha Engineering, on behalf of the Washington County School District to construct the Desert Hills High School to be located at the intersection of Desert Hills Drive and 840 East Street. The property is on 38 acres and is zoned PD (Planned Development). Three buildings will be constructed on site; 1) 109,436 sq. ft. Classroom Building, 2) 57,875 sq. ft. Gymnasium, and 3) 43,378 sq. ft. Vocational Building. Including on the site are a football field, baseball field, and softball field. A future tennis court area is also shown and to allow a height variance of 54'-5" at the tallest point in the Classroom building and a height of 36'-3" at the tallest point for the gymnasium. Commissioner Bracken seconded the motion. All voted aye.


B. Consider a request for a conditional use permit to establish and operate a Day Care within a residence located at the northeast corner of 200 West and 200 North (actual address is 190 West and 200 North). The proposed hours are 5:30 a.m. to 6:00 p.m. M-F. A maximum of sixteen (16) children are proposed. Mrs. Kristi Edwards, Mrs. Emily Edwards, and Mrs. Danelle Brown, applicants. Case No. 2006-CUP-019

Planner Ray Snyder said this was tabled on June 27th Planning Commission meeting to give the applicant time to come back with a site plan and to show the drop-off and pick-up area. Ray said they have had an inspection by the Fire Marshall indicating they are approved for 16 children for a Day Care. The site plan in your packet shows the circular parking area on the corner of 200 West and 200 North which is not acceptable. Since then they have submitted a new plan which will be to increase the driveway in the front of the home and have it paved and they will no longer park on the grass area in the front of the home.

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

1) A final fire inspection would be required prior to operation. The applicant shall comply with all Fire Department conditions; such as the posting of fire escape routes, smoke alarms, etc.
2) Parking appears to be deficient for the proposed operation. The Planning Commission will need to determine appropriate number of on-site spaces required.

Council Member Bunker had concerns of parents dropping/picking up children and backing out of her driveway. Danelle said she will have a chainlink fence installed to keep the children out of the range of the vehicles.




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MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request for a conditional use permit to establish and operate a Day Care within a residence located at the northeast corner of 200 West and 200 North (actual address is 190 West and 200 North). The proposed hours are 5:30 a.m. to 6:00 p.m. M-F. A maximum of sixteen (16) children are proposed, Mrs. Kristi Edwards, Mrs. Emily Edwards, and Mrs. Danelle Brown, applicants, for 14 children as approved by the City Fire Marshall and subject to the driveway being completed before the City License is issued. Commissioner Burks seconded the motion. All voted aye.


C. Consider a request from EMP Development, applicant, Rosenberg and Assoc. And Premiere Design, representatives for permission to construct the Villa De Colina (formerly Foremaster Green Condominiums) buildings which would exceed the height limit of 35 feet or 2-1/2 stores per Section 10-7C-4 of the Zoning Ordinance. The applicant requests a maximum ridge height of 42'-2" and an average roof midpoint height of 35'-7". The applicant proposes three story buildings (1st story garage and 2nd and 3rd story residential above). Case No. 2006-CUP-021

Planner Ray Snyder said this item was carried over from the June 27th Planning Commission meeting. Ray pointed out the site plans for this subdivision which showed the height of each building. The applicant wants to make a few comments.

Tim Fry with Premier Design and Engineering said each building height is listed out actually.
A 3D presentation was presented.

Commissioner Taylor asked if the roads will be public or private? Tim replied the traffic engineer on the project would be acceptable to having private roads.

Ray stated that if the Planning Commission recommends approval of the conditional use permit, the following conditions are suggested;

1. The building is approved with a maximum roof ridge height of approximately forty-two feet two inches (42'-2") and an average roof midpoint of approximately thirty-feet seven inches (35'-7").
2. Parking shall be demonstrated to meet the zoning ordinance requirements during the site plan review process. Parking spaces shall be 9' x 18' in size with 25' wide drive aisles minimum.
3. A Site Plan Review application along with 4 sets of plans shall be submitted to the Engineering Dept. For standard plan check review.

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4. A Preliminary Plat (Case No. 2006-PP-020) shall be submitted and processed through the Planning Commission and City Council.

Traffic Engineering
1. Public roads are required and private roads shall not be permitted.
2. All signing and striping shall conform to the City of St. George and MUTCD standards.
3. Reference the May 18, 2006 Traffic Engineering Memorandum and the eight (8) conditions.

Council Member Bunker asked about the parking. Ben Howell the developer said the parking would be under the main building. Tim said the buildings are three-story and the parking is under the building. There is one guest parking per building. Ben said there are 4 units per building which is 8 units.

Ben addressed the landscaping for the project. Tim said the landscape plan that was resubmitted was completed by Rosenberg and Associate by Dave Black. Chairman Almquist said when you have tall buildings like this next to a busy street landscaping breaks it up.

Planning Commissioners discussed the height of the buildings and where the height is being measured from.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request from EMP Development, applicant, Rosenberg and Assoc. and Premier Design, representatives for permission to construct the Villa De Colina (formerly Foremaster Green Condominiums) buildings which would exceed the height limit of 35 feet or 2-1/2 stores per Section 10-7C-4 of the Zoning Ordinance. The applicant requests a maximum ridge height of 42'-2" and an average roof midpoint height of 35'-7". The applicant proposes three story buildings (1st story garage and 2nd and 3rd story residential above), setting mid-point height behind back of curb no greater than 37'-3" and the ridge height no greater than 43'-3" given a 6' variance for ridge. Those numbers are for any building within the project. Commissioner Bracken seconded the motion. All voted aye.


D. Consider a request for a conditional use permit to construct a professional three-story office building which would exceed the maximum allowable height of thirty-five feet (35') up to a proposed height of fifty eight feet-nine inches (58'-9") located at 500 South and Bluff Street. Mr. Chad Chiniquy, applicant. Case No. 2006-CUP-018



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Planner Ray Snyder said this item was tabled on the June 13th Planning Commission meeting. They are now showing a proposed access on Bluff Street. The applicant has provided a photo simulation and a revised site plan as instructed by the Planning Commission. Two letters of opposition were received by nearby residents stating they did not want to see the increase in height for their neighborhood.

Ray stated that if the Planning Commission recommends approval of the following conditions are suggested:

1. The building is approved with a maximum peak height of fifty-feet eleven inches (50'-11") as measured from the highest roof mid-point to the mid-point of the grade difference between Bluff Street and the finished grade elevation of the site. Note: The average roof maximum height is forty-three feet (43'-0") high as measured from the adjacent ground level.
2. Parking shall be demonstrated to meet the zoning ordinance requirements during the site plan review process. Parking spaces shall be 9' x 18' in size with 25' wide drive aisles minimum.
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. Submit an Optional Merger application to Community Development to merge the two lots together.

Traffic Conditions
1. No driveway shall be permitted on Bluff Street (according to UDOT).
2. Driveway access on 500 South shall meet the requirements of the City Traffic Engineer.
3. All signing and striping shall conform to the City of St. George and MUTCD standards.

Commissioner Burks said he feels their access is to close to 500 South for people to pull out and turn right onto Bluff Street. Cathy Hasfurther City Engineer said she will have to verify that with the City Traffic Engineer. Cathy said they can review that during Site Plan Review. They discussed the deceleration lane.

Ken Naylor the architect for this project said the driveway is a three lane driveway, it is proposed left only, straight, or right. This is the farthest location they could get to the east.

Commissioner Taylor is concerned about the height of the building. He feels that they need to take a look at what the height is doing to the neighborhood. Commissioner Taylor said he lives in this neighborhood and he owes it to the residents to question the height issue.


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Ken Naylor said the height has been established based on the height of the Ence Building on Bluff. He said based on his simulation drawing it shows that Ence Building is much higher in this drawing. Ken pointed out on the site plan that there is multi-family residential development right behind this parcel. Ken said this is a complicated site. The 3-story portion of the building is viewed in the rear of the building, on Bluff Street you see only 2-stories.

Ken said UDOT said the right-in and right-out might be allowed on Bluff Street, but UDOT was reluctant to allow any access on Bluff. They would only consider it if it was a right-in and right-out.

Ken said there are 179 parking spaces required and they are proposing 181 parking spaces.

Commissioner Nobis said if the applicant were to acquire the two homes to the east on 500 South would he then move the access point? Ken said no because the applicant is anxious to move on with this development and those homes may not be available to purchase until later in the future.

Ray Snyder mentioned that the City Traffic Engineer wishes to see the driveway align with the intersection of 500 South and 200 West.





















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MOTION: Commissioner Taylor made a motion to table this item to allow the applicant time to see if there could be another access that could be considered to improve the traffic situation. Commissioner Nobis seconded the motion.

Commissioner Taylor suggested the applicant consider another access, one possibility would be to purchase the homes which are directly north or access through the utility easement. The vacant home on 155 West which could be purchased, or look also into the access on 600 South or the access on Bluff Street.

Commissioner Burks asked if this is tabled can the applicant move forward to City Council. He asked the applicant if they want to have this tabled or denied.

Commissioner Nobis withdrew his second. The motion failed due to a lack of a second.

MOTION: Commissioner Burks made a motion to deny a conditional use permit to construct a professional three-story office building which would exceed the maximum allowable height of thirty-five feet (35') up to a proposed height of fifty eight feet-nine inches (58'-9") located at 500 South and Bluff Street. Mr. Chad Chiniquy, applicant. Commissioner Taylor seconded the motion.

Commissioner Bracken voted nay
Commissioner Burks voted aye
Commissioner Nobis voted aye
Commissioner Hullinger voted aye
Commissioner Taylor voted aye Motion carries 4 to 1.


Ken Naylor said he wants to know the reason for the denial. From this point where does he go. His applicant is ready to go to construction. Commissioner Nobis said the height is relative to traffic. Commissioner Taylor said his vote is based on the intrusion to the neighborhood. Ken asked if the City can force an individual to buy additional property to add access?

SITE PLAN BUILDING ELEVATION

Consider a request for a site plan and building elevation approval to construct a two-story building with a parking structure located below. The site is located on Lot #1 of the Tonaquint Parkway Subdivision located on Dixie Drive near the intersection of Silicon Way and Dixie Drive. The property is on 1.87 acres and is zoned PD (Planned Development). The representative is Mr. Kim Campbell of Campbell and Associates, on behalf of Tonaquint Center Development. Case No. 2006-SPBE-009
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Planner Ray Snyder presented renderings of the building. The first level is parking and then office building on top of that. Ray said this building will fit into the area to what is already out there. The building will be earthtones. The building height will not exceed 41'-3". Staff does recommend approval.

Cathy Hasfurther pointed out the Santa Clara river the flood plain and erosion has come through this property. They would like to see where those two lines fall based on this property.

Mike Westcott works for Campbell and Associates. The 100-year flood plain has moved as a result of the recent flood. The 100-year flood line moves through the parking lot. The control of this has been improved. The building has been put as close to Dixie Drive as they can. Cathy said she would still like to see the design.

Cathy said she doesnt know if the flood plain map has been finalized. Cathy said staff recommends approval subject to the following;

1. Signage shall be approved under a separate permit.
2. Earthtone colors and materials shall be used as represented in the colored elevation submitted June 27, 2006.
3. The maximum building height shall not exceed 41'-3" as measured from the building midpoint on Dixie Drive.
4. Provide a 25 ft. wide walking trail easement on the north side of the property.
5. Street trees shall meet the City Tree Ordinance on Dixie Drive.
6. Provide a photometric plan.

MOTION: Commissioner Nobis made a motion to recommend to City Council approval of a request for a site plan and building elevation approval to construct a two-story building with a parking structure located below. The site is located on Lot #1 of the Tonaquint Parkway Subdivision located on Dixie Drive near the intersection of Silicon Way and Dixie Drive. The property is on 1.87 acres and is zoned PD (Planned Development). The representative is Mr. Kim Campbell of Campbell and Associates, on behalf of Tonaquint Center Development, subject to staffs comments and show the flood plain and erosion hazardous boundary on the drawing. Commissioner Burks seconded the motion. All voted aye.







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GENERAL PLAN AMENDMENT

Consider a request for a General Plan Amendment to amend the General Plan Land Use Map to change the land use designation from only commercial to business park, public facilities, high-density residential, park, light industrial, and commercial for both the east and west side of the Milepost 2 I-15 interchange area. State and Institutional Trust Lands Administration, applicants. Case No. 2006-GPA-002

Bob Nicholson said this is a refinement to the general plan designation for the area around the proposed Milepost 2 interchange. In 2002 when the General Plan was created this area was designated as a commercial bubble. The interchange design will be done in about 6-9 months and the interchange then will go out to bid. The proposed land uses map breaks down into more specific land uses. There was a Sun River neighborhood meeting on July 6th which had a big turnout to go over these proposed land uses.

Bob said the applicants plan on a park near the Atkinville Wash area. Also, the Flying J gas station and truck fueling business located on Brigham Road could possibly be moved to this new location. There will be a freeway overpass which could hide the Flying J location. In the packet there is a breakdown of the land uses and the acreage for the west and east sides. Overall there is about 500 acres. SITLA has about 278 acres that is under their control. Bob also reviewed other land uses proposed for the interchange area.

Curt Gordon with SITLA said this is a partnership between SILTA and the City. Their part is to give some of the land and money for this project. The person who put this land plan together is from San Diego. SITLAs consulting planner is Gary Wood. Curt Gordon pointed out that the wash area was used for mining in the past. This interchange will go over I-15 instead of under it. They will try to get most of the required fill from the project itself instead of trucking it in.

Chairman Almquist asked if the truck stop had to have its location right on the corner, or could it be further back from the corner. Curt replied the study committee concluded that this will be the best site for a truck stop to be located due to the screening effect of the new overpass.

Robert Anderson who lives in Sun River said he and other residents from Sun River have concerns about some of the proposed land uses. The area near them is marked Mixed Use. He would like some clarification on that type of use. They are not in favor of moving the Flying J. They are not happy with what is being proposed.

A resident of Sun River said there are a lot of good things in this plan. He is a little bit concerned about what the Mixed Use will mean. He would like to suggest that the area could have assisted living in the mixed use. His real concern is, does the Mixed Use mean apartments?

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Bob Nicholson said this will need to go to the City Council for a public hearing. Bob said one of the goals is to keep development out of the flood plain.

Jay Sandberg said the washes are in the process of being mapped now. If they stay out of those flood plains, it will be preferred.

MOTION: Commissioner Bracken made a motion to recommend to City Council approval of a request for a General Plan Amendment to amend the General Plan Land Use Map to change the land use designation from only commercial to business park, public facilities, high-density residential, park, light industrial, and commercial for both the east and west side of the Milepost 2 I-15 interchange area, State and Institutional Trust Lands Administration, applicants, with a little bit of flexibility to stay out of the flood plain. Commissioner Burks seconded the motion. All voted aye.


ZONE CHANGES

A. Consider a request to change the zone from residential to R-1-10 to Commercial C-2 on 0.42 acres located at 951 South River Road. Virginius and Barbara Dabney, applicants. Case No. 2006-ZC-015

Bob Nicholson Community Development Director pointed out the site plan. The existing home is located right next to an office complex development. The General Plan shows this area as MDR (Medium Density Residential). There is a section in the zoning ordinance that states property relative to small parcels located on a busy highway may be suitable for commercial. Staff has no problem with this request.

Virginius Dabney said the existing home will be turned into office space or a doctors office.

Rick Wells representative for the applicant pointed out the parking will accommodate to the size of the home and its new use. They dont anticipate the used of an office space would generate a great deal of traffic. They will not enclose the garage - it is included into the parking counts. They will add some parking to meet the quota for parking.

David Shrum who owns the Windmill Museum asked if they were going to have access in the back? Mr. Dabney said they dont need another access other than the front access to the building.

Jay Sandberg said just for the record the City Traffic Engineer said the driveway does not meet the requirements for this type of business.


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MOTION: Commissioner Burks made a motion to recommend to City Council approval of a request to change the zone from residential to R-1-10 to Commercial C-2 on 0.42 acres located at 951 South River Road. Virginius and Barbara Dabney, applicants. Commissioner Nobis seconded the motion. All voted aye.


B. Consider a request to change the zone from Mobile Home MH-6 to Planned Development Residential on 28.45 acres located west of 1100 East and north of 500 North in the area of the St. George Industrial Park. Jim Haslem, applicant. Case No. 2006-ZC-013

Bob Nicholson passed out the narrative for the property. It was originally planned to be a part of the Dixie Mobile Park. The property was mostly disturbed about 20+ years ago. At that time there were benches created for more mobile homes. This project is on the agenda for Hillside review next week. They plan on building 137 detached 1 or 2-story homes on 28.45 acres. There are 8 different house plans to choose from. The project is proposed as a solution to the workforce housing shortage. Staff has reviewed the project and is supportive for this zone change. The access proposed is a trade with the City. The trade is being discussed at this time with the City Manager and then will be heard at City Council level.

Jay Sandberg said there was a traffic study completed and the City Traffic Engineer is recommending that there be a south bound right turn lane at Industrial Park Road. If there is enough right-of-way that road should be widen. If there is not enough right-of-way because it is off-site then that money needs to be put in escrow or whatever it would take to build that road. In the future when the property on the corner is ready to be developed then they can use that money to widen the road.

Jim Haslem the applicant said if there is anything he can do to improve the flow of traffic then he would be in support of that. The proposed access on 1000 East by the theatres that would become their primary entrance. There is already a traffic light located there.

Jim said the Alano Club was designed originally for the whole area of St. George. He would like to purchase that property. He indicated that the club stated they would be willing to sell if he could come up with a trade for something similar in quality and value.

Jim said 90% of the project will be single-story. He pointed out on the aerial photo the areas that would be affected due to the hillside. Jim said if they do get the access through Red Hills Parkway then the residents would not have to go through the industrial area to get access to their homes.



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Jim said they only have 150 homes and they have a waiting list of over 450. The homes will be sold around $180,000 to $200,000. They are trying to keep investors out. The residents have to live in the home for a year. During that year they cant sell it or rent it out. Jim said the homes are all pre-sold.

Commissioner Taylor asked about the sale of the home and how that will raise the price of the home when the resident goes to sell the home. Jim replied there will be an up swing of prices in a few years.

Council Member Bunker thanked him for the work force housing. She was glad to hear about another access to this project.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a request to change the zone from Mobile Home MH-6 to Planned Development Residential on 28.45 acres located west of 1100 East and north of 500 North in the area of the St. George Industrial Park, Jim Haslem, applicant, subject to if an agreement with the club cannot be reached an equal amount of property will be used to meet the requirements for recreational purposes. Commissioner Nobis seconded the motion. All voted aye.

C. Consider a request to change the zone from Agricultural A-1 to Residential R-1-12 on 1.59 acres located on the west side of 3000 East at about 1100 South in the Washington Fields area. Larry McEntire, applicant. Case No. 2006-ZC-014

Bob Nicholson said recently the zone has been changed to the south and they left a little bit of a gap. There is R-1-12 zoning on both sides of this piece.

Jay Sandberg said City Council tabled this because three items need to be resolved.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a request to change the zone from Agricultural A-1 to Residential R-1-12 on 1.59 acres located on the west side of 3000 East at about 1100 South in the Washington Fields area. Larry McEntire, applicant. Commissioner Hullinger seconded the motion. All voted aye.


DISCUSSION

Discussion on Traditional Neighborhood Development (TND) standards.

Bob Nicholson passed out the Draft on the TNB proposal. The City has been working the last couple of months on this proposal. This is a very popular concept around the country. These are occurring mostly in the southeast. The homes are closer to the street with a front porch and PLANNING COMMISSION
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sidewalk streets. Some of the goals is Smart Growth Concepts, to create walk-able neighborhoods, you would have open space, parks, trails and recreational facilities. Bob said in their proposal they are asking for a 6 ft wide planter strip which will be park of their front yard. This makes it an inviting area where you just want to get out and walk. Bob said he can see this being created in the South Block area, possible the Tonaquint Valley and maybe Little Valley. Bob said they set a minimum of 40 acres for this to be created in.

Commissioner Burks said before this is presented to the public he feels the look should be more southwest so they can relate to the concept.

Bob said one thing that would not be allowed is not allowing the garage in the front area but rather than have the garage in the rear of the home. Bob pointed out that the lots are a lot smaller.

Bob said there are some developers that are interested in this type of concept. Staff would like to have as many comments as they can on this proposal.

Meeting adjourned at 8:30 p.m.