Planning Commission Minutes

Tuesday, August 8,2006



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
August 8, 2006

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

PRESENTATION

A presentation on water availability within the community will be given by Mr. Barry Barnum, Water Services Director, City of St. George. This was requested by the Planning Commission at the last regularly scheduled Planning Commission meeting.

Barry Barnum said this is a very good water year. The capacity of treatment plant a few years ago was 20 M gallons per day, today it is 40 M gallons per day. The wells are capable of producing 25 M gallons a day. The total available of water is around 70 M gallons a day. The highest demand they have had this year is 45 M gallons a day. He felt they can accommodate growth for some time. If they use 20,000 acre feed a year from the lakes, they have water probably close to 4 years stored in the reservoirs. There is a new well at the Ledges which is capable of creating/producing 1.2 M gallons a day. That well will provide water to about 1,300 homes up there. Currently there are three wells in the Ledges. The reuse is just about ready to start down at the Wastewater Treatment Plant. They can pump up as high up the pipeline as Sunbrook Golf Course. There are two pump stations, one at Sunbrook and one in Santa Clara. The plant will be capable of producing 6-7 M gallons a day of reuse water. St. George is entitled to around 4,000 acre feed of that. He is continuing to buy water rights as they become available.
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Barry said he has already asked through the Planning Department that any new developments south of the river and east of the freeway include secondary systems. That is just a request at this point until City Council makes an approval.

Commissioner Burks said you stated that 45 M gallons a day of water is the highest demand they have had, is that just for St. George? Barry replied yes. Commissioner Burks asked about the water sharing, does the water go to other cities outside of St. George. Barry said right now, no water from the City of St. George is used outside the City except on the regional pipeline. Some of it goes into Washington City. Commissioner Burks asked if the City can keep building like the City has been. Barry said the building permits that are being issued are similar to 2002 or 2003. At that rate he can see the City going until 2012. By that time the City will have to have some new sources.

Commissioner Taylor asked are they losing levels in the wells. Barry said some levels are lower. He doesnt see any long term trend in well levels. In the big wells they try to keep them level. Barry said they are using the wells less this year than they have ever had in the past.

Barry said they anticipate Lake Powell to be completed by 2016 or 2020. He said the conservative district has put in a new water recovery system next to the reservoir. It covers ground water. Sand Hollow recharges ground water.

Chairman Almquist said the reused water is being sent down the Virgin River, is that right? Barry said yes. Chairman Almquist asked where will that system end up in the area? Barry said when The Lakes project came into the City they first talked about using the lakes for storage but now there will be substantially water for the golf course. They will let the market demands for reuse water determine when those reservoirs will be built.

CONSENT ITEMS - FINAL PLATS

A. Consider approval of a final plat for Sun River Phase 21 with 40 single-family lots located at Angel Arch Drive and Grapeview Drive. Darcy Stewart, representative. Case No. 2006-FP-069

B. Consider approval of a final plat for Old Highway 91 (Checker Auto) with two commercial lots located at 1300 West and Sunset Blvd. (between Dixie Battery & Conrad Carwash). Jim Raines, representative. Case No. 2006-FP-078

C. Consider approval of a final plat for a road dedication for a portion of Riverside Drive. Jim Raines, representative. Case No. 2006-FP-079

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


PRELIMINARY PLATS

A. Consider a preliminary plat request for Ledges Phase 8 with 12 dwelling units located in the westerly side of the Ledges development. Mr. Randy Deschamps, representative. Case No. 2006-PP-034

Cathy Hasfurther City Engineer said this is a typical Ledges phase layout. There is quite a bit of elevation difference within this phase. Lots 801-806 will be pads on grades. Lots 807-811 are for walk-out basements. The area is 6.27 acres showing a density of 1.91 du per acre. The streets will be private.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a preliminary plat request for Ledges Phase 8 with 12 dwelling units located in the westerly side of the Ledges development. Mr. Randy Deschamps, representative. Commissioner Bracken seconded the motion. All voted aye.


B. Consider a preliminary plat request for Hidden Valley Commercial to create 2 large commercial lots located south of Brigham Road between Desert Hills Drive and 840 East within the Hidden Valley Planned Development. Scott Harmer, applicant. Case No. 2006-PP-33

Cathy Hasfurther City Engineer said this is part of the overall planned development for Hidden Valley. This request for two commercial lots will accommodate an office building and future commercial. A traffic study has been completed for the project. The subject parcel will be on 11.63 acres. They have accommodated a right-turn lane.

MOTION: Commissioner Bracken made a motion to recommend to City Council approval of a preliminary plat request for Hidden Valley Commercial to create 2 large commercial lots located south of Brigham Road between Desert Hills Drive and 840 East within the Hidden Valley Planned Development. Scott Harmer, applicant. Commissioner Burks seconded the motion. All voted aye.



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C. Consider a preliminary plat amendment request for Mulberry Point with 12 dwelling units located at approximately 500 South Street and 1100 East Street. Chris Hendershot, applicant. Case No. 2006-PPA-036

Cathy Hasfurther City Engineer said this subdivision was approved several years ago and units 1-3 were constructed. The applicant decided to change the overall layout, and therefore, it was determined by staff that the preliminary plat needed to be updated. A final plat was never recorded. Since the final plat for those three lots that were completed and never recorded the ordinances have changed. The original showed 14 units and with the existing zoning ordinances that are in place today they can only get 12 units. There are some trees at the driveway that obstruct site distance. The applicants will need to address this problem.

Council Member Bunker asked about the parking. Cathy pointed out the parking on the plat.


MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a preliminary plat amendment request for Mulberry Point with 12 dwelling units located at approximately 500 South Street and 1100 East Street. Chris Hendershot, applicant. Commissioner Nobis seconded the motion. Commissioner Campbell made an amendment to his motion for the applicant to provide some landscaping along I-15 to beautify the City. Commissioner Nobis seconded that into the motion.

DISCUSSION ON THE MOTION
There was some discussion on whether this item should be tabled because the applicant was not present.

Commissioner Hullinger voted nay
Commissioner Bracken voted nay
Commissioner Taylor voted nay
Chairman Almquist voted nay
Commissioner Campbell voted aye
Commissioner Nobis voted aye
Commissioner Burks voted aye

Motion did not carry. Chairman Almquist asked for another motion.

MOTION: Commissioner Bracken made a motion to table the item. Commissioner Hullinger seconded the motion.


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Commissioner Nobis voted nay
Commissioner Hullinger voted aye
Commissioner Bracken voted aye
Commissioner Taylor voted aye
Commissioner Campbell voted aye
Commissioner Burks voted aye Motion carries 5 to 1.


D. Consider a preliminary plat request for Overlook at Green Valley with 50 single family lots, on 23.82 acres located in the Green Valley area south of Crown Point and north of Green Valley Phase 4. Patrick Moffet, applicant. Case No. 2006-PP-037

Cathy Hasfurther City Engineer said this subdivision is zoned R-1-8 with 22.93 acres. The density is low density. The applicant is proposing 2.19 units per acre.

Jay Sandberg City Engineer said there are several drainages from the west and north that will need to be handled through the subdivision. The area has some clay and collapsible soils, and special construction methods will be used as recommended by their geotechnical engineer. Lots 24-28, 41-48, and 50 are proposed walk-out basement lots to mitigate the amount of cutting and filling. The existing knuckle where 740 South and 1740 West intersect will need to be modified and excess ROW needs to be abandoned to property owners. It is recommended this be accomplished prior to the final plat being approved by the Planning Commission and City Council. Although a TIS (traffic impact study) was not required a deceleration lane on Dixie Drive is required by City Standards. This is not shown on the plat, but should be a requirement of approval.

Rob Reid with Rosenberg & Associates said the street is part of green belt #4. They are tying into Dixie Drive. Rob said there are a couple of old ponds. One will be drained and the others will be part of the improvements to the subdivision.

Deputy City Attorney Paula Houston asked if the issue with Mr. Renfro had been cleared up? Rob said the last word he heard is that Mr. Renfro has backed out. The Boyer Company is working something out with him and has agreed upon a number for his parcel of land.

Gary Kuhlmann attorney for Mr. Renfro said there is no indication that this has been resolved. Mr. Renfro is still claiming that it is his land.



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MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a preliminary plat request for Overlook at Green Valley with 50 single family lots, on 23.82 acres located in the Green Valley area south of Crown Point and north of Green Valley Phase 4, Patrick Moffet, applicant, subject to legal accommodation for the property on the end of the subdivision involving Mr. Renfro and to a deceleration lane on Dixie Drive that is required by City standards to be shown on the plat before it goes to City Council. Commissioner Campbell seconded the motion. All voted aye.


CONDITIONAL USE PERMIT

Consider a request for a conditional use permit from SunRoc Corporation to expand the existing SunRoc manufacturing facility located at 3657 River Road. The expansion consists of the construction of a new 18,684 sq. ft. concrete manufacturing facility that requires a conditional use permit for an associated 52 ft. high silo. The expansion also includes the construction of a 2,400 sq. ft. addition to the existing office building, and a new 3,535 sq. ft. building. The property is on 20.60 acres (897,237 sq. ft.) and is zoned M-1 (Manufacturing). Mr. Dan Clark Division Manager, representative. Case no. 2006-CUP-024

Planner Ray Snyder said this request is for a proposed 52 ft. high silo for a new masonry manufacturing building as part of an expansion of the SunRock Corporation facility. Ray said this is not in the Ft. Pierce Industrial Park it is just outside of the area. It is still zoned M-1. Landscaping has been proposed on the site plan and includes trees. However, it appears that the landscaping is outside of the property line.

Ray said in addition to the standard conditions, the following are proposed:

1) The site is approved for a silo of 52 ft.
2) Street trees shall be installed per ordinance.
3) No structures shall be permitted within the required setback areas.
4) Parking shall meet Section 10-19-5 requirements.
5) The applicant shall satisfy the requirements of the City Traffic Engineer for ingress and egress of the site.
6) A SPR (plan check) application shall be submitted to Development Services.

Staff recommends approval with conditions.

Dan Clark with SunRoc said they will make this look very nice.

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MOTION: Commissioner Bracken made a motion to recommend to City Council approval for a request on a conditional use permit from SunRoc Corporation to expand the existing SunRoc manufacturing facility located at 3657 River Road. The expansion consists of the construction of a new 18,684 sq. ft. concrete manufacturing facility that requires a conditional use permit for an associated 52 ft. high silo. The expansion also includes the construction of a 2,400 sq. ft. addition to the existing office building, and a new 3,535 sq. ft. building. The property is on 20.60 acres (897,237 sq. ft.) and is zoned M-1 (Manufacturing). Mr. Dan Clark Division Manager, representative, subject to staffs comments and approve the height for a 52 ft. high silo. Commissioner Hullinger seconded the motion. All voted aye.


INTENT OF OS (OPEN SPACE) ALLOWED USES

Discussion on the intent of allowed uses in the OS (Open Space) zones. Also a proposed amendment to the City of St. George Code, Title 10 Zoning Regulations, Section 10-2-1 Definitions, to define Private Recreation Grounds and Facilities, regarding the keeping of horses in an Open Space zone. Proposed amendment to the City of St. George code, Title 10, Section 12 Open Space Zone, Section 10-12-2. City of St. George, applicant. Case No. 2006-DI-006

Bob Nicholson Community Development Director said this is listed as a discussion item and no action on the proposed code amendment can be taken because they have not given the appropriate notice to the newspaper. The issue is equestrian boarding and a riding arena near the Christensen Park in the Bloomington area. The complaints deal with traffic, noise, odors, flies, dust, etc. They feel their residential area has been impacted. If you look at the OS (Open Space) zone in the ordinance - one of the uses is private recreation grounds and facilities. Bob said they recommend a definition as follows; Public & Private Recreation Grounds & Facilities, including public and private park site development . This definition would preclude commercial-type operations under the use of private recreation facilities.

Bob said there is a nuisance aspect to the horse facility and the City has filed a nuisance citation against the owner, based on the various complaints received.

Gary Kuhlmann representing Delray Jackson and DC Properties, LLC said when activities started on this property his clients were issued a notice of violation. The violation states you are conducting a commercial activity in an Open Space zone. This activity includes but is not limited to boarding and feeding horses, providing trailer parking, providing storage and providing riding lessons. Commercial activity is not permitted in an Open Space zone. They were also advised to stop the commercial activity and were told to apply for a flood plain permit. The flood plain permit wasnt issued because it was a non-permitted activity in an Open Space zone.

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Gary Kuhlmann said the City Attorneys office suggested they come to the Planning Commission. His clients want to know if commercial activities are prohibited in an Open Space zone. There is a notice of violation which they are dealing with but this has nothing to do with whether this is an appropriate use of land. It has to do with whether it is being done in an appropriate manner. If you look at the Open Space uses, you will notice that three of those uses allude to commercial activity. One is for raising crops or horticultural, live stock raising allows you to raise 4 animals per acre and the other is public and private recreational ground and activities. He said there is nothing in this ordinance that states you cannot have commercial use in this zone. He is here today to ask for the Planning Commissions interpretation.

Bob Nicholson said the applicants point is they feel privately owned commercial recreation grounds should be considered permitted. A private recreation facility needs to be defined. Staff is suggesting that it is something that you dont receive compensation for.

Commissioner Bracken asked what zone would be the right zone to put horses in? Bob replied the agricultural zone.

Commissioner Taylor asked if this property is zoned as open space? Bob said it is open space.

Gary said they will charge fees for stabling, lessons and they will charge for feed and it would be a commercial activity. Gary said the ordinance states public or private recreation area. This would be considered private facility.

Darin Snow said it appears they are trying to change the zoning from open space. It says in the open space there cannot be any feed lot. It also states that you can have only 4 large animals per acre.

Robin Hanson said this area has become hazardous. It went from two corrals to a major operation. It becomes muddy in the intersection.

Darin Snow spoke in opposition to the horse facility.

Deputy City Attorney Paula Houston said what Planning Commission needs to decide tonight is if this particular use falls into that definition. You need to give guidelines on what you believe the definition is or should be and whether or not this current use falls within that definition. Planning Commission will not adopt a new definition tonight.






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Commissioner Taylor said he can see Mr. Snows comparison with a commercial feed lot. He is wondering if it would be appropriate to consider this boarding of animals as similar to a commercial feed lot which is not a permitted use in an open space.

Council Member Bunker said this does not seem like it should be allowed because it is a commercial use. Deputy City Attorney Paula Houston said the issue is whether this type use should be considered as a private recreation facility.

Deputy City Attorney Paula Houston asked the Planning Commission; do you believe this use meets the intent of a private recreation facility? Just a yes or no vote.

MOTION: Commissioner Taylor made a motion that this operation is not a private recreation facility. Commissioner Bracken seconded the motion. The motion passed with all voting in favor, except Commissioner Campbell voted nay.


SITE PLAN BUILDING ELEVATION

Consider a request for a site plan and building elevation approval in an existing PD zone, that will include the construction of a new three phase project. The development will consist of 14 residential units, a club house, and a pool called The Residences (Villas) at Green Valley Spa. The buildings are single story. The site is located south of Canyon View Drive and between Trend West Resorts on the south and Coyote Inn on the north with Green Valley Spa and tennis facilities along the east side. There is also undeveloped property to the west and south of the Cottages South townhomes. The property is on approximately 3.006 acres. The site is zoned PD (Planned Development). The owner is Mr. Alan Coombs. Case No. 2006-SPBE-011

Planner Ray Snyder presented an aerial view of the vicinity. The project will be done in three phases. The structures will be single-story. There will also be a club house and pool in later phases of the project. Ray said the City Traffic Engineer will look at circulation which will be analyzed during plan check. The roofs appear to be concrete tile in the renderings. The exterior of the buildings will be earth tone synthetic stucco with cultured stone wainscot and accents.




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Staff recommends approval subject to:
1) Any signage shall be approved under a separate permit.
2) Earth tone colors and materials shall be used as represented in the colored elevation submitted August 8, 2006.
3) The maximum building heights shall not exceed 35 ft.
4) Street trees shall meet the City Tree Ordinance.
5) Meet the requirements of the City Traffic Engineer.

Commissioner Campbell has a concern about the front of Building A and Building B and the side of Building A. It is total parking lot right up to the front of the building. There is landscaping around the other buildings but these two sides of the buildings lack the landscaping. This is exactly what they dont want to see. He feels this is poor planning.

Alan Coombs the applicant said the green space in front of the homes is a courtyard which is a 25 x 35 grass area. There is a 6 ft. high wall in front of every building. He said on the side of building A there is no landscaping showing.

Commissioner Campbell said if you turn the parking on the left side of building A into angle parking it would look better.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a request for a site plan and building elevation approval in an existing PD zone, that will include the construction of a new three phase project. The development will consist of 14 residential units, a club house, and a pool called The Residences (Villas) at Green Valley Spa. The buildings are single story. The site is located south of Canyon View Drive and between Trend West Resorts on the south and Coyote Inn on the north with Green Valley Spa and tennis facilities along the east side. There is also undeveloped property to the west and south of the Cottages South townhomes. The property is on approximately 3.006 acres. The site is zoned PD (Planned Development), Mr. Alan Coombs, applicant, subject to staffs recommendations and that they provide landscaping along the west side of Building A. Also that the courtyards in front of Building A and B as well as the other ones actually have green landscaping in and not just rock mulch and fountains. Commissioner Burks seconded the motion. All voted aye.


GENERAL PLAN AMENDMENT - PUBLIC HEARING (5:00)

Consider a request to amend the Citys General Plan - Land Use Map designation of an existing 730.676 acres of Low Density Residential (LDR) land use to the following proposed PLANNING COMMISSION
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land uses (as shown on the conceptual land use master plan for The Lakes); Low Density Residential (LDR; up to 4 dwelling units per acre; 180.66 acres / 24.7%), Medium Density Residential (MDR; up to 9 dwelling units per acre; 213.81 acres / 29.3%), High Density Residential (HDR; up; to 15 dwelling units per acre; 45.50 acres / 6.3%), Commercial/Mixed use (28.15 acres/3.8%), open space/parks/lakes (220.96 acres/30.2%), proposed roadways (41.69 acres/5.7%), an existing substation, and a proposed fire station. The subject area is located west of the Sunbrook development and the Cottages at Green Valley. The project applicants are 730 LLC - The Lakes, Mr. Rick Rosenberg, Rosenberg & Associates, representative. Case no. 2006-GPA-003

Planner Ray Snyder said this was annexed back in 1994 and zoned twice as PD, once on September 1, 1994 and again on December 21, 2000. Both times the zone expired and reverted back to the previous R-1-10 (Single Family Residential) zoning. The proposed development was referred to as The Plantations. This has been seen by Hillside Review Board in 2005. Ray presented slides of the area.

Ray read into record what the City Traffic Engineer has proposed based on the Traffic Impact Study which was submitted to the City staff on August 1, 2006. The following are key items from this summary;

1. Extend Canyon View Drive.
2. Traffic signals at Dixie Drive and Sunbrook Drive, Dixie Drive & Valley View, Dixie Drive and Canyon View, and Plantations Drive and master planned road.
3. Construct Plantations Drive between Trend West and Dixie Drive.
4. Widen Dixie Drive to five lanes.
5. Widen Plantations Drive to five lanes.
6. Dual left lanes at Dixie Drive, Sunbrook Drive, Dixie Drive and Plantations Drive.
7. Turn lanes and deceleration lanes at several locations.
8. Participate in roadway improvements in network.
9. Monitor traffic conditions with development.
10. Construct master planned road on south edge of Phase III connecting to Plantations Drive and Dixie Drive.

Ray read into the record staffs comments which were not necessarily conditions but merit discussion and resolution.

1. This is a significant sized project and staff believes it warrants a site visit by Planning Commission.
2. The City Traffic Engineer has expressed concerns over traffic issues.
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3. The request is for a General Plan amendment which is rather conceptual in nature and a guide for future zoning decisions. No zone change should be considered or approved until traffic issues are resolved to the satisfaction of the City Traffic Engineer. The traffic impact study has not been finalized. A memorandum from the City Traffic Engineer addressing the project, impacts, and requirements should be provided prior to any consideration by the Planning Commission for a zone change.
4. There are natural open space areas with unique intrinsic qualities that define this area of St. George with a sensitive ridgeline, rock outcroppings, and drainage patterns.
5. Drainage issues must be resolved to the satisfaction of the Development Services Department prior to proceeding with a zone change.
6. A detailed sensitive land use analysis should be prepared. Areas that are to remain as open space should be identified first and then potential developable areas.
7. There should be compatible densities with adjacent developments. Staff suggests a map be prepared to show adjoining properties, property ownership, zones, and densities.
8. Types of services are to be considered and addressed.
9. Detailed scope on how density calculation is derived is required.
10. Phasing of the development and access to the development. This is an area that will require additional information from the traffic study. The previous plan (The Plantations) phase one would only be able to have an x number of units/lots to be built until adequate access and improvements were made.
11. Source of water for the lakes. Need more information from applicants engineers and the City water services department. Secondary water system.
12. A trail master plan is to be provided. Details on whether or not the developer is going to construct the trails or set a size property for the trails are yet to be discussed.
13. Road construction over the washes.
14. Plantations Drive alignment along the Cottages development. There should be at least a minimum 10 ft. offset from the privacy walls of the Cottages North development.
15. All roads are planned to be public streets.
16. The Hillside Review Board visited the site on July 21, 2005. An overall hillside development permit was requested. The Hillside Review Board agreed with the concept but recognized that a hillside development permit would be required for each applicable area with the exception of the man-made gravel site at a southeast corner of the project boundary.

Rick Rosenberg from Rosenberg & Associates said there are some items on the conditions list they have already addressed. They have been working closely with the City for the trails and the public concept. They have taken the existing hiking and mountain trails and redeveloped open corridors. This project in 1994 and 2000 had a golf course approval. Instead of a golf space they will put in recreation use such as trail heads, mountain bike trails. They have met with the Fire Department and have chosen a location within the project. The streets are proposed to be public PLANNING COMMISSION
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streets. This meets the requirements of Hillside Review Board. Rick said they will come back for individual zone changes on the parcels.

Commissioner Burks asked if the traffic study will address the two-lane bridge? Rick replied the traffic study makes recommendations for the full development of Dixie Drive, which would encompass the bridge. It does not establish any participation costs onto this project for the bridge specifically. It does further point to the south particularly the intersections of Sunbrook Drive, Canyon View Drive, and Plantations Drive.

Council Member Bunker asked if they will be using the Traditional Neighborhood idea? Rick said they will in the south area of the project and they will be looked at very carefully.

Kurt Lesher a resident said he has concern about the traffic and environment. He would not like to see this change.

Allan Trivino said he is concerned about the road near Cottages North and the noise.

Rick Rosenberg said the distance southwest of Cottages North and the roadway varies as it goes to the north. The road is up ways to 80 ft. to 100 ft. up in that point. The most narrow point has always been at the intersection of Canyon View Drive. The overhead power poles are exactly 80 ft. from the block wall that has been built. They moved it over approximately 10 ft. right at the intersection and then it gets bigger as it goes to the north. It would probably average about 30 ft. from the back fence of Cottages North.

Carl Starr from Cottages North said he is concerned about Canyon View Drive being used as a construction entrance because this is their only entrance.

Rick said there are accesses via the Sunbrook Drive on the north, the Canyon View Drive entrance. The proposal right now in the first phase is the completion of Plantations Drive. There are some gravel resources on the site that they are planning to utilize.

Chairman Almquist said for the record that this is very broad in nature and there will be more opportunities for public comment during zone changes and plats coming forth.

Commissioner Taylor said he has not seen this property closely enough. He would like a site visit before they vote on this item.

MOTION: Commissioner Taylor made a motion to table the request to have time to visit the site. Commissioner Campbell seconded the motion. All voted aye.


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Chairman Almquist made a date for August 15th at 5:00 p.m. Bob Nicholson said they will meet at the end of Canyon View Drive and will ask City Council to join them.

HILLSIDE DEVELOPMENT PERMITS

A. Consider a request for a hillside development permit for Dixie View Planned Development located on the west side of the St. George Industrial Park at approximately 1100 East and 500 North. Mr. Jim Haslem, applicant. Case No. 2006-HS-008

Bob Nicholson Community Development Director said this is a site that has already been disturbed. This is the old section of the Dixie Mobile Estates. This site was mostly graded about 25 years ago for utility lines and roads. The applicant wants to change the zoning. Bob pointed out the rock outcropping area that will not be disturbed. The project development meets the requirements of the hillside code, and the fact the site has been mostly graded years ago is the reason staff recommends approval of the Hillside Development Permit.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a request for a hillside development permit for Dixie View Planned Development located on the west side of the St. George Industrial Park at approximately 1100 East and 500 North, Mr. Jim Haslem, applicant. Commissioner Nobis seconded the motion. All voted aye.


B. Consider a request for a hillside development permit for a proposed master planned community called The Trails located at approximately 4200 North, east of State Highway 18 (U-1). QRS Development, applicant. Case No. 2006-HS-009

Bob Nicholson said this is the Trails Planned Development. There are a several trails throughout the project some are paved and some are not. Bob pointed out on the slope map the areas that are 20% slope. There are a few areas above 20% that will be disturbed. Where it is 30% slope they can only disturb 10% of it. The Hillside Review Board has recommended approval.

Bob said some staffs comments listed below are not necessarily conditions but merit discussion and resolution:

1. PD Zone; this is a Planned Development zone and conditions or development standards for such zone may be applied to the motion.
2. Drainage; all drainage issues shall be mitigated to the satisfaction of the Development Services Department. The preliminary drainage study indicates that the system shall, convey the 100-year upstream runoff through the site and reduce peak flows to pre-development levels. The storm drain flows shall contain the 10-year storm event, while the 100-year storm
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event shall be contained in the right-of-way and storm basins. The future pads shall be raised above the right-of-way to ensure runoff will not cause damage. A detailed storm drain design will be provided with each construction phase.
3) Drainage/SFR; note that a drainage plan is also required for each individual home as developed.
4) Soils; all geotechnical issues shall be mitigated to the satisfaction of the Development Services Department. The preliminary geotechnical study submitted addresses the following issues: subgrade preparation, excavation, compaction, materials, grading of slopes, drainage, grading observations, potential rock fall hazards, foundations, and pavement.
5) No-build zones; the no-build zones shall be conveyed to the Homeowners Association (HOA) and shall not be a part of individual lot ownership. This shall be included in the CC&Rs
6) Insignificant & Isolated Slopes; the board recommends that those isolated areas indicated for disturbance on the slope map which are not significant and not contiguous may be disturbed as provided by Section 10-13A-5(B)(3).
7) HSRB Approval; the Hillside Review Board recommended approval of the project as presented (unanimously).

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request for a hillside development permit for a proposed master planned community called The Trails located at approximately 4200 North, east of State Highway 18 (U-1). QRS Development, applicant, subject to the drainage and the site plan review will identify the solution of the drainage problems and that they clearly define the no-built zones and include those in the information for the Homeowners Association and the CC&Rs. Also that the isolated areas indicated for disturbance for the slope map which are not significant and not continuance may be disturbed as provided by Section 10-13-A and that the Hillside Review Board recommended approval that the Hillside Development will be monitored carefully by the individual responsible for site review on site. Commissioner Hullinger seconded the motion. All voted aye.


C. Consider a request for a hillside development permit for Kachina Cliffs Phase 3 located on the east side of Snow Canyon Parkway at approximately 2800 North. The Entrada Company, applicant. Mr. Howard Sierer, representative. Case No. 2006-HS-010

Bob Nicholson said the site in question has areas outlining the subdivision that cannot be disturbed. The Hillside Ordinance states that above 30% you can disturb about 5%.



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MOTION: Commissioner Bracken made a motion to recommend to City Council approval of a request for a hillside development permit for Kachina Cliffs Phase 3 located on the east side of Snow Canyon Parkway at approximately 2800 North along with the fact to put up barriers for the no disturb area. The Entrada Company, applicant. Mr. Howard Sierer, representative. Commissioner Taylor seconded the motion. All voted aye.

D. Consider a request for a hillside development permit for the realignment and extension of River Road to the east and to extend it through a portion of the White Dome gypsum formation. This request is made on behalf of SITLA and the City of St. Georges Master Road Plan. Case No. 2006-HS-005

Bob Nicholson said this is the White Dome out by Gypsum Park. Located near the Utah-Arizona border through a portion of the White Dome. The proposal is to take the road through a portion of the White Dome. As SITLA develops this property it is intended to be more of a residential area. River Road will be a100 ft. right-of-way with four lanes and tie into the Southern Corridor. The main issue is to construct a durable road over the gypsum. Bob said this will be cutting through part of the dome. They want to swing it to the east because that will take the road out of the direction where people will be heading towards I-15. Then take the road further to the west through the proposed future town center and residential area.

Kyle Pasley with SITLA said when road intersects with the Southern Corridor that is a UDOT road. Milepost 2 will be the exit for that Southern Corridor heading towards the freeway. By putting the road through the white dome you will ensure a free flow of traffic.

Commissioner Campbell made a comment saying there is a white dome, residential and trying to get traffic from St. George around. How important is that preserve, how important is the residential neighborhood and how important is the traffic coming out of there? He feels the White Dome has been put on lower priority.

Kyle replied this is put into a context which is a much larger master plan than even goes across the other side of the freeway where there are preserves that are planned. It would make more sense in that context if you look at it. This is the most logical place to put this at this time.

Rob Reid Rosenberg & Associates said the effort that SITLA wants to do out there is to create a preserve. This is a better solution than continuing to allow the motor cross going through that area.



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MOTION: Commissioner Burks made a motion to recommend to City Council approval a request for a hillside development permit for the realignment and extension of River Road to the east and to extend it through a portion of the White Dome gypsum formation. This request is made on behalf of SITLA and the City of St. Georges Master Road Plan. Commissioner Bracken seconded the motion. All voted aye.


AMENDMENTS TO ZONING REGULATIONS - PUBLIC HEARING (5:00)

A. Consider approval of a proposed amendment to the City of St. George Code, Title 10 Zoning Regulations, to include the addition of a new section for TND (Traditional Neighborhood District) to the zoning code. City of St. George, applicant. Case No. 2006-ZRA-008

Bob Nicholson said the idea for this booklet is a design guide manual. Bob said there is a committee that has put this design manual together. Bob mentioned that Kim Campbell, Paula Houston, and Jim Raines with Bush and Gudgell are on the TND committee. This is a major step for the City. The typical concept is narrower streets with sidewalks.

Commissioner Burks said he doesnt believe that little shops are not going to compete with larger superstores. He likes the concept but he doesnt believe it will work here.

Commissioner Taylor said he feels there has to be a certain population before you could develop this type of concept.

Council Member Bunker said she feels this type of project is needed in our community.

Bob describes the mixed uses for this type of development. It requires that the parcel be at least 40,000 sq. ft. lot. Bob said the project has a great feel. You dont see many driveways in the front of the home. It is a popular concept.

Jim Raines spoke on the issue. He stated this is not new it has been around since World War II.

MOTION: Commissioner Burks made a motion to recommend this to City Council approval of a proposed amendment to the City of St. George Code, Title 10 Zoning Regulations, to include the addition of a new section for TND (Traditional Neighborhood District) to the zoning code. City of St. George, applicant. Commissioner Taylor seconded the motion. All voted aye.


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B. Consider approval of a proposed amendment to the City of St. George Code, Title 10 Zoning Regulations, Section 10-7B-6 (G), to include the addition of a new section for Lot Size Averaging to the zoning code. City of St. George, applicant. Case No. 2006-ZR-009

Bob Nicholson said this is another cutting edge proposal. Bob indicated this is an alternative to lot size standards. For example in an R-1-10 each lot has to be an 10,000 sq. ft. Bob read into the record the proposed section 10-7B-6: Modifying Regulations.

G. (New section) Lot Size Averaging

(1) Purpose. Lot size averaging is an alternative to traditional minimum lot size standards and encourages a mix of lot sizes within a subdivision. The overall density of the zoning district remains approximately the same, but flexibility is provided in the mix of lot sizes.

(2) Standards.
A. Lot size averaging is a permitted use within the R-1-10, R-1-12, R-1-20, and R-1-40 zones. Project density shall not exceed the following.
R-1-10 3.2 d.u./acre
R-1-12 2.8 d.u./acre
R-1-20 1.8 d.u./acre
R-1-40 1.0 d.u./acre

B. No lot size or lot frontage (width) shall be reduced to less than 70% of the required lot size or lot frontage for the applicable zoning district.
C. Exterior or perimeter lots shall be consistent with abutting developed lots when platting a new subdivision.
D. Lot size averaging shall apply to new subdivisions and not to existing recorded plats.
E. Smaller lots shall be dispersed throughout the subdivision rather than congregated together.
F. Subject to approval of the Planning Commission and City Council, open space and/or trail easements may be included in the subdivision density calculations for the purpose of complying with 2.A above.

Council Member Bunker wanted to know if there were any architectural standards addressed with this. Bob replied so far they have not included any design mandates.

Jim Raines said he is a little bit concerned about the developer trying to squeeze in another lot or two into his development. Most of the developers have objected to this type of concept. He would propose that they take the density to the maximum, that at least 50% of the lots meet the standards of the design.

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Commissioner Taylor said maybe this needs to be studied further to see what incentives they could apply to this ordinance.

Jim Raines said he doesnt want the board to think that he doesnt want this to move forward - he feels quite the opposite - he wants to see this move forward.

MOTION: Commissioner Bracken made a motion to recommend to City Council approval of a proposed amendment to the City of St. George Code, Title 10 Zoning Regulations, Section 10-7B-6 (G), to include the addition of a new section for Lot Size Averaging to the zoning code. City of St. George, applicant. Commissioner Taylor seconded the motion. All voted aye.


DISCUSSION ITEMS

A. Discussion on proposed amendments to the City of St. George Code, Title 10 Zoning Regulations, Section 10-17 Conditional Uses. City of St. George, applicant. Case No. 2006-DI-007

Planner Ray Snyder presented this item. Ray said the Utah State Law Code 10-9a-507 necessitates revising the conditional use chapter of the zoning ordinance. Staff is preparing a draft revision, but requests that the Planning Commission provide input and direction on this endeavor. A copy of the existing code is attached for reference.

Deputy City Attorney Paula Houston said she will address the State Law issues and make sure the City is complying with all State Law. She wants to know what Planning Commission has specific concerns with.

Commissioner Taylor mentioned that he feels that height is one issue that needs to be looked at. Another question that can to mind is that there are CC&Rs with most projects. He was wondering if it would be appropriate to for Planning Commission grant Conditional Use Permits that violate CC&Rs?

Deputy City Attorney Paula Houston said that is something they could take consideration.

B. Discussion on proposed amendments to various sections of the City of St. George Code, Title 10 Zoning Regulations regarding itemizing conditional uses. City of St. George, applicant. Case No. 2006-DI-008



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Bob Nicholson said what he has done is gone through the residential chapters, commercial and industrial and looked at all the Conditional Uses and changed a number of them to either Permitted or Not-Permitted. For an example, churches and schools are listed as a Conditional Use, he would suggest that they make them Permitted Uses.

Bob suggested that the Planning Commission take time to look through the use lists and then this will be advertised as an ordinance amendment. Then bring it back as an action item.

C. Discussion on allowing High Density Residential in certain commercial zones (C-2, C-3, & C-4) as a conditional use permit. Proposed amendments to the City of St. George Code, Title 10 Zoning Regulations, Chapter 10 Commercial Zones, Section 101-10-3 Conditional Uses. City of St. George, applicant. Case No. 2006-DI-009

Bob Nicholson said in commercial zones the City does not allow residential. They would like to have it put back in with criteria. Bob read into the record some of those criterias that they could possibly have such as; residential units must be all new construction and not convert existing buildings, 20% of the private lot should be landscape/open space, maximum building height of 4-stories, parking they would have to meet. Project density is flexible and should be based on the City Council upon recommendation from Planning Commission, density would be based upon such factors as building design, traffic capacity, overall compatibility with surrounding neighborhood. Building design and site plans should be submitted for approval of Planning Commission and City Council.

MINUTES

Consider approval of the Planning Commission minutes of the meeting of June 27 and July 11, 2006.

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