Planning Commission Minutes

Tuesday, August 22,2006



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
August 22, 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
Planner Ray Snyder
Engineer Jay Sandberg
Engineer Cathy Hasfurther
Deputy City Recorder Linda Brooks

EXCUSED: Community Development Director Bob Nicholson


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 a final plat for Ledges Phase 6 with 21 single-family lots. Adjacent to Phase 5 and Phase 2 on the westerly side of U-18 State Highway along Silvercloud and Long Sky Drive within the Ledges. Mr. Randy Deschamps, representative. Case No. 2006-FP-091

Ray Snyder City Planner stated this final plat is ready for Planning Commissions approval.

MOTION: Commissioner Bracken made a motion to recommend to City Council approval on a final plat for Ledges Phase 6 with 21 single-family lots. Adjacent to Phase 5 and Phase 2 on the westerly side of U-18 State Highway along Silvercloud and Long Sky Drive within the Ledges and authorize chairman to sign. Mr. Randy Deschamps, representative. Commissioner Burks seconded the motion. All voted aye.




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B. Consider approval of a final plat for The Boulevard Centre subdivision (a commercial subdivision) with four (4) commercial pads. Located at approximately 162 North, 400 East (north of Caf Rio). Mr. Dan Gifford, representative. Case No. 2006-FP-070

C. Consider approval of a one building commercial condominium plat (Pad A from the commercial subdivision plat item 1B). Located at approximately 162 North, 400 East (north of Caf Rio). Mr. Dan Gifford, representative. Case No. 2006-FP-071

Chairman Almquist stated these two items will be taken together due to the fact they are the same site.

Brad Young Code Enforcement Officer said due to the fact that this area is land lock it causes an issue with signage for the local businesses. Because the way the businesses are situated they will each want their own signs. There will be some difficulty getting sign exposure for those businesses. He wants to make sure the developers are aware of this.

Commissioner Burks asked about the common area behind pads B and C. He said that area is un-useable for parking due to the slope behind those buildings. He believes the parking situation is misleading. He said there was a parking agreement made some time back. He feels research needs to be done to see exactly what was said in that parking agreement.

Jay Sandberg City Engineer said each time this development comes in for a building permit Development Services asked for a site plan. Jay said there are some overall site plans that show the parking and square footage for each of the buildings. It may be a good idea to ask for an update on that plan.

Todd Edwards with Bush & Gudgell said the owners are looking to build on Pad C and would be adding additional 25 parking stalls for their building. Todd said site plans have been submitted to the City for quite some time for Pad C. He feels they show plenty of parking. Pad C will be a 3-story office building. Todd said they would like to condomizie Pad C.

Chairman Almquist asked how far does a parking lot have to be from the building? Todd said generally it is 100 ft.

Commissioner Burks asked Deputy City Attorney Paula Houston about the two lawsuits that are pending on this property, where do they stand in this mixture? Deputy City Attorney said the condominium issue they dont really stand on it but for the issue of Pad C and how many parking stalls they need it could make a difference.


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Gary Clawson an attorney representing the developers said what they are asking for today is to condomize Pad A. He feels the parking ratio will not change in this building if it is owned by one party or several parties. They have to subdivide the parcels in order to have the bank give them the money they need for this building. The financing expires in 12 days. As the buildings sit right now there is a huge entity for parking.

Deputy City Attorney Paula Houston said she has talked to Bob Nicholson and he felt that the four building sites will have adequate parking.

Commissioner Taylor said it seems that if they condomize the building then they would have to condomize the parking in some way. Gary said right now the parking belongs to the Flood Street Parking Association. He said it is important to have an association that will maintain the parking lot.

Heath Snow represents Mark and Janice Taylor the owners of the parcel Boulevard Center Storage Units behind the Designer Furniture store. These parties were all part of an agreement which was revised most recently and recorded in 2000. It is called Declaration of New Easements and Covenants. In that document they agreed upon certain restriction of use.
In this agreement the parties agreed upon to grant each other reciprocal cross easements for parking. Mr. Snow asked if the City should not discount the value of one stall if it is subject to a cross parking easement for 8 different buildings? He would argue that it is not.
He feels that the plat creates other problems. The CC&Rs calls for centralized parking. This plat proposed to have pad sites such as Pad C which is basically flush in line with the current Workforce Services building and the front of the Designer Furniture Gallery business. However, the CC&Rs require every building to be located on the perimeter on this overall project. This pad does not so it is a clear violation of the CC&Rs. Based on the CC&Rs they are not to obstruct any views of his clients. The CC&Rs also call for a free and unobstructed flow of traffic. His clients business is storage business. Their proposal is to have Pad C building move to the back of the hill which would keep the view open for his clients and would not create a bottle neck traffic.

Chairman Almquist asked Deputy City Attorney do they have the option to take the existing buildings for which they are seeking some sort of subdivision designation and condomize Pad A only and eliminate the discussion of B and C, due they have that authority? Deputy City Attorney Paula Houston said you do. Chairman Almquist also asked if they have the ability to restriction parking discussion as to those two buildings to what has already been approved for them? Deputy City Attorney Paula Houston replied the board is not addressing parking at all.

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Chairman Almquist asked about Caf Rio. Gary Clawson said the building for Caf Rio is not part of this subdivision. They have since claimed to use the parking. That is not an issue to address here. They are not subject to the cross parking agreement.

Commissioner Campbell called a question. Chairman Almquist called for a motion on Item 1B.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a final plat for The Boulevard Centre subdivision (a commercial subdivision) with four (4) commercial pads. Located at approximately 162 North, 400 East (north of Caf Rio), Mr. Dan Gifford, representative, with the exclusion for Pad C and Pad D and would be approval for Pad A and Pad B. Also, that there is a clear definition to the cross parking agreements current and up-to-date before it goes to City Council. Commissioner Taylor seconded the motion. All voted aye.


MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a one building commercial condominium plat (Pad A from the commercial subdivision plat item 1B). Located at approximately 162 North, 400 East (north of Caf Rio). Mr. Dan Gifford, representative. Commissioner Burks seconded the motion. All voted aye.


PRELIMINARY PLATS

A. Consider a preliminary plat request for Tonaquint Heights Phase 1 with 23 single-family lots. Located south of Tonaquint Terrace Subdivision and west of Tonaquint Drive at approximately 2500 South Street. Mr. Ed Burgess, Quality Development, applicant. Case No. 2006-PP-032

Jay Sandberg City Engineer said this subdivision had a site visit and this also went through the Hillside Review Board. There is a restriction that only a building envelope can only be disturbed for this plat. With Tonaquint Drive dropping down into Bloomington this road needs to be lower to have adequate site distance. The development agreement has been executed prior to the City accepting the Final Plat or Construction Drawings for review. The trails are shown as natural and they recommended that some of the trails should be designated as hard surface for the use of handicapped/older users, strollers, etc. Some parking will be provided for the rock park areas. Temporary fencing will be placed around all no-disturb areas during construction.

Commissioner Campbell asked why they dont show the outcropping. Jays replied that he felt this was discussed during the hillside process.

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MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a preliminary plat request for Tonaquint Heights Phase 1 with 23 single-family lots. Located south of Tonaquint Terrace Subdivision and west of Tonaquint Drive at approximately 2500 South Street, Mr. Ed Burgess, Quality Development, applicant and take into account staff comments and the color showing the property shapes, disturb and no-disturb area be provided for the building inspection process during construction. Commissioner Bracken seconded the motion.

DISCUSSION ON THE MOTION
Commissioner Taylor asked if they felt that Parks and Recreation people identify which trails they would like to have hard surface and show the orange fencing around the building envelope should be added to the motion.

Commissioner Campbell accepted that into his motion. Commissioner Bracken seconded that.

Curt Gordon from SITLA said on the trail issues they dont want to put a paved trial in to disturb the natural area.

All voted aye.


B. Consider a preliminary plat request for River Crest Townhomes with 7 attached townhomes. Located near the northwest corner of the intersection of 2450 South Street and River Road (adjacent to the River Crest Subdivision). Mr. Jeff Adams, applicant. Case No. 2006-PP-038

Jay Sandberg City Engineer stated this parcel had previously been before the Planning Commission for storage units. This request was denied. Jay said the biggest item there is just a little bit of concern with the grades of the existing River Crest lots with the parking. In talking with the engineers they are giving a cross section that works. This development had a deceleration lane that was already started as part of River Crest.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a preliminary plat request for River Crest Townhomes with 7 attached townhomes. Located near the northwest corner of the intersection of 2450 South Street and River Road (adjacent to the River Crest Subdivision), Mr. Jeff Adams, applicant, subject to staff comments. Commissioner Hullinger seconded the motion. All voted aye.


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GENERAL PLAN AMENDMENT

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 following proposed land uses (as shown on the conceptual land use master plan for The Lakes); Low Density Residential (LDR; up to 4 dwelling units per acres; 180.66 acres / 24.7%), Medium Density Residential (MDR; up to 9 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 area 730 LLC - the Lakes, Mr. Rick Rosenberg of Rosenberg & Associates, representative. Case No. 2006-GPA-003

Ray Snyder Planner stated this is to change the existing land use designation. There was a Planning Commission site visit on August 15th. The current proposal is to amend the general plat to different densities.

Ray stated the Traffic Study comments and staffs comments as follows;

Traffic Study: An updated T.I.S. (Traffic Impact Study) was submitted to City staff on Tuesday, August 1, 2006. A copy of the executive summary from this report is attached to this staff report. The City Traffic Engineer has yet to review and comment upon the applicants T.I.S. The following are key items from this summary;
1. Extend Canyon View Drive.
2. Traffic Signals at Dixie Drive & Sunbrook Drive, Dixie Drive & Valley View, Dixie Drive & Canyon View, and Dixie Drive & Plantations Drive.
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. Traffic Signals at Plantations Drive & Canyon View Drive and Master Planned road & Dixie Drive.
7. Dual left lanes at Dixie Drive & Sunbrook Drive and Dixie Drive & Plantations Drive.
8. Turn lanes and deceleration lanes at several locations.
9. Participate in roadway improvements in network.
10. Monitor traffic conditions with development.
11. Construct master planned road on south edge of Phase III connecting to Plantations Drive & Dixie Drive.

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Staff Comments:

1. This is a significant size project and staff believes it warrants a site visit by the Planning Commission.
2. The City Traffic Engineer has expressed concerns over traffic issues. See attached memo dated July 7, 2006. (Note new T.I.S., to be reviewed and commented upon).
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 ridge line, rock outcropping, 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 (i.e. site specific, cluster housing, etc.)
7. There should be compatible densities with adjacent developments. Staff suggests a map be prepared to show adjoining properties, property ownership, zones, and densities. For example, the Cottages North combined density is 7.2 dwelling units per acre. The proposal across the street is 15 dwelling units per acre. The Sunbrook development has both low density (less than 4 d.u./acre) and medium single family densities (6 d.u./ac) along Plantations Drive.
8. Types of services are to be considered and addressed (i.e. additional church sites, fire station, school sites, etc.).
9. Detailed scope on how density calculation is derived (i.e. hillside, wash, lake areas, etc.) 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 side property for the trails is yet to be discussed.
13. Road construction over the washes.

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14. Plantations Drive alignment along the Cottages development. There should be a t least a minimum 10ft. 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 southeast corner of the project boundary.

MOTION: Commissioner Bracken made a motion to recommend to City Council approval of 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 following proposed land uses (as shown on the conceptual land use master plan for The Lakes); Low Density Residential (LDR; up to 4 dwelling units per acres; 180.66 acres / 24.7%), Medium Density Residential (MDR; up to 9 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 area 730 LLC - the Lakes, Mr. Rick Rosenberg of Rosenberg & Associates, representative, and including staff comments. Commissioner Hullinger seconded the motion. All voted aye.


ZONE CHANGE

Consider a zone change request from R-1-8 (Single-Family Residential 8,000 sq. ft. minimum lot size) to PD COM (Planned Development Commercial) on 0.83 acres located at 475 Skyline Drive. Ms. Laura Carver, applicant. Case No. 2006-ZC-016

Ray Snyder Planner said the applicant proposes to convert the single-family home into the Olive Leaf Inn, a hotel-like property to accommodate up to 60 guests. Ray said the site presents a safety concern in terms of ingress and egress in that the site distance uphill (to the north) along Skyline Drive does not meet safety standards. The City modified Skyline Drive when 200 East was extended to Red Hills Parkway. The applicant proposes to remodel and add onto the existing house and also construct two new casitas. The proposed site plan shows 17 parking spaces. The applicant proposes housing up to 60 guests with 10 full-time or part-time employees. The 16 parking spaces are not adequate. The parking requirement for a hotel is 1 space per room plus 2 spaces for the manager.

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Ray said this request may need to be tabled to resolve 2 issues; 1) site distance concerns with the ingress/egress, and 2) proposed number o guest rooms vs. available parking.

Commissioner Taylor asked about the parking issue. He feels that the use is more of a condominium use instead of a hotel use to factor in the parking.

Commissioner Campbell said it would be helpful to see floor plans. He feels the parking should be based on the amount of people instead of the amount or rooms.

Jay Sandberg City Engineer said that Bob Nicholson expressed concerns about the driveway and that it is a very close call due to the access and site distance. It needs to be reviewed a lot closer. Jay recommends a site visit with the Planning Commission.

Thurman Thomas is the son of the applicant. He stated that they would be willing to look at a right turn out of the site only. The applicant is open to suggestion to the number of guests that can stay there.

Chairman Almquist asked if the applicant would be opposed to a field trip? Thurman replied no.

Laura Carver said the main reason is because the road and the City is developing the wetlands and the park surrounds her home. The feeling of her home has changed due to this new development. The home will be an off employee site. The visitors coming in would come in for a retreat. She feels a lot of people would not be driving there.

MOTION: Commissioner Taylor made a motion to table the request in order for Planning Commission to have an opportunity to visit the site. Commissioner Bracken seconded the motion. All voted aye.

Site visit will be on Tuesday, August 29th.


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

Consider approval of 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 10-10-3 Conditional Uses. City of St. George, applicant. Case No. 2006-ZRA-010


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Planner Ray Snyder said this item should be tabled due to the fact Bob Nicholson Community Development Director was going to do the presentation and he was unable to present at this meeting.

MOTION: Commissioner Burks made a motion to tabled this item. Commissioner Hullinger seconded the motion. All voted aye.


PRELIMINARY PLAT

C. Consider a preliminary plat amendment request for Mulberry Point with 12 townhome lots. Located between the I-15 freeway (easterly) and 500 South Street at approximately 1000 East Street. Mr. Chris Hendershot, applicant. Case No. 2006-PPA-036

Jay Sandberg City Engineer said this was tabled from the last meeting due to the fact the applicant was not present. Jay said the preliminary plat on this did expire. Several years ago units 1-3 were constructed. The applicant decided to change the overall layout, and therefore it was determined that the preliminary plat needed to be updated.

Reid Pope with Pope Engineering said this subdivision started a long time ago and now the applicants would like to see this through. Reid said the existing units that are already there are not the most attractive. He doesnt believe that there are trees out there.

Chairman Almquist feels that they should make the back end of the units, which face the freeway, made to look nicer.

There was discussion on whether or not the applicant would be willing to add landscaping to the back of the development which faces the freeway.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a preliminary plat amendment request for Mulberry Point with 12 townhome lots. Located between the I-15 freeway (easterly) and 500 South Street at approximately 1000 East Street, Mr. Chris Hendershot, applicant, with the comment that landscaping on freeway side is very important to the City and would approve the City significantly and suggest they put in one tree per unit. Commissioner Burks seconded the motion. All voted aye.



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CONDITIONAL USE PERMITS

A. Consider a request for a conditional use permit from Dixie Escalante Rural Electric Association (Dixie REA) and the City of St. George Energy Services Department to approve a Master Plan Electrical Transmission System for the City of St. George to meet the projected future electrical needs of the community. The request is city wide and involves various zones. Mr. Russell Condie, Dixie REA, representative, and Mr. Phil Solomon and Mr. Rick Hansen, SG City Energy Services, representatives. Case No. 2006-CUP-023

Ray Snyder Planner said the project is City wide which will affect many different zones throughout the whole City. The utilities will be Southwest Utah which serves a combination of electrical utilities. They include the PacifiCorp Middleton Substation, UAMPS power systems, St. George systems, and Dixie Escalante Rural Electric Association (DEREA) switchyards and associated transmission lines. Ray said the proposed Master Plan Electrical Transmission System shows the location of existing substations and transmission lines and proposed substations and new transmission lines within the incorporated city limits. If approved, the Master Plan will establish the approximate future locations of transmission routes and substations in the City.

Rick Hansen with Energy Service Dept. said they have worked hard to consolidate facilities. Things that will happen will be rebuilding transmission lines.

Russell Condie with Dixie REA said there is an existing distribution line and they have an existing line that goes across Sun River. This will require them to go along part of the freeway. They have moved the lines back as far as they can to the south. They have a 20 ft. easement because they are right along the freeway. They are trying to loop the system so there would not be a lot of lines out there.

Chairman Almquist asked questions about the placement of the lines. Russell said the reason they came up with this master plan is because they were trying to take care of future needs.

MOTION: Commissioner Taylor made a motion to table the request in order to consider the possibility for a site visit in order to look for different routes in the South Block area and Atkinville area. Commissioner Campbell seconded the motion. All voted aye.


Commissioner Burks feels that they need to know how City Council feels about this issue. Are they interested in the aesthetics or location? Commissioner Burks felt that Planning Commission needs to know so they can vote.

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B. Consider a request for a conditional use permit from Mr. Barry Perkins, representative, on behalf of Zion Youth Academy to establish and operate an LDS based private school for grades K-12 to be located at 25 North, 100 East Street. The property is zoned C-4 (Central Business District Commercial Zone). Case No. 2006-CUP-025

Ray Snyder City Planner presented slides of the location which is at 25 North 100 East. The reason this is before you is because any educational institution is permitted by a conditional use permit in the C-4 zone. The applicant proposes 30-50 students the first year. The days would be Tuesday, Wednesday, and Thursday. The hours would be 8:30 a.m. to 2:00 p.m. There would be elective afternoon courses.

Ray said staff recommends approval for 50 students and recommends the applicant return for review of any future expansions. The applicant will meet all building occupancy requirements. The applicant will meet parking requirements as established by the Planning Commission.

Barry Perkins said he has 2 students that are driving now. They have 6 more coming to driving age. They will have 3 teachers.

City Council Bunker asked about the younger childrens play time. Barry said the students are only there from 8:00 to 12:30 p.m. so they are here to learn. They can have their recess time at home due to the fact they are not there that long.

Elisa Larsen said the reading class they limit to 20 students. They need to build a future building when they enlarge their facility.

Commissioner Burks asked if the Conditional Use Permit stays with the property once they leave the premises?

Brian Chavez said he has a couple of concerns. One is parking. Businesses around that area make sure that there is adequate parking for their employees and their customers. He is also concerned about drop off and pick up of students. He said this may be a safety concern for the students.

Larry Gardner, one of the property owners said he understands the concerns Brian has about parking. They are very sensitive to the parking. There are another 28 stalls that have been added by the City. He said they were hopeful that some of the parking would be eased. He believes that the pickup and drop off is a very good concern.

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Commissioner Campbell asked how many stalls have been assigned to this building. Larry replied they have 51 stalls associated with this building.

Ms. Larsen said they anticipated this being an issue. They have arranged car pooling with the parents. The pick up classes will be only the secondary classes.

Commissioner Hullinger asked if the drop off area will be supervised. Ms. Larsen replied yes.

Council Member Bunker asked about the capacity for this site. Ms. Larsen said the 50 students would be the actual capacity. Right now they are looking for another site because they do anticipate growth.

Ms. Larsen does not see the drop off and pick up area as a problem. Commissioner Nobis said how many cars do you anticipate. Ms. Larsen said for a high number maybe 25.

Deputy City Attorney Paula Houston said Planning Commission shouldnt concentrate on their numbers so much because that could change. Paula said you need to be very clear on what your conditions are when you approve this request. Once those conditions are in place they dont change - you cant come back and add things onto the request.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request for a conditional use permit from Mr. Barry Perkins, representative, on behalf of Zion Youth Academy to establish and operate an LDS based private school for grades K-12 to be located at 25 North, 100 East Street. The property is zoned C-4 (Central Business District Commercial Zone), subject to following conditions, that approval will be for a maximum of 50 student and the hours of operation would be as stated in the proposal from 8:30 a.m. until 12:30 p.m. for lower grades and from 8:30 a.m. until 2:30 p.m. for the upper grades. The drop off and pick up points would be at the rear of the building and that efforts would be made to assure that the students of the school are not involved in putting into the business that surround the area and all efforts are made for safety of the students. Commissioner Hullinger seconded the motion. All voted aye.


SITE PLAN BUILDING ELEVATION

Consider a request for a site plan and building elevation approval to construct a commercial office and retail center called The Dixie Commons. The proposed site consists of approximately 14 buildings for a total of 91,700 sq. ft. The buildings are single-story and do not exceed 20 ft. in height. The site is triangular in shape and is located at the intersection PLANNING COMMISSION
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of Dixie Drive, Plantations Drive, and 1600 South. The property is an approximately 9.65 acres (420,640 sq. ft.) The site is zoned PD (Planned Development). The owner is BV Properties, LLC. The representative is Mr. Stephen Gilmore. Case No. 2006-SPBE-010

Ray Snyder City Planner pointed out the site plan. This is a PD Commercial for The Dixie Commons. It is on Dixie Drive including 1600 South and Plantations Drive. The site plan indicates 387 spaces are required and they are showing 426. Landscaping was discussed with the applicant. They need to meet the 25 ft. wide landscaping along all street frontages. The setbacks will be met. Staff will require a photometric lighting plan. Staff would recommend approval subject to the following;

1. Provide 25 ft. building setbacks.
2. Provide 25 ft. landscaping or provide calculations that equivalent is met per code.
3. Signage shall be approved under a separate permit (only monument signs permitted this area).
4. Earth tone colors and materials shall be used as represented in the colored elevation submitted August 8, 2006.
5. The maximum building heights shall not exceed 35 ft.
6. Street trees shall meet the City Tree Ordinance (26 are required on 1600 South Street, 32 are required on Plantations Drive, and 15 are required on Dixie Drive).
7. Screen all roof top HVAC equipment.
8. Provide a photometric plan.
9. Merge lots together.
10. Meet the requirements of the City Traffic Engineer (driveways, deceleration lanes, etc.)

Rob Reid with Rosenberg & Associates they plan to put on a commercial facility on this triangle piece of property. They are in the process with working with the City traffic engineer.

Commissioner Burks asked about the back of the buildings facing the three roads. Rob said they would not be able to have deliveries in the rear of the buildings. The deliveries would have to be done through the front entrance.

Commissioner Campbell asked about the designs of the bank and drive-in. Rob said that has not been addressed yet to who would go in there.

Chairman Almquist asked about the elevations and the frontage of the stores for landscaping.

Jeff Mitchell said the developer is trying to create some of the nicest retail and office in that area of St. George. Based on what he has seen of other designs he has done he lives up to his potential.
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MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a request for a site plan and building elevation approval to construct a commercial office and retail center called The Dixie Commons. The proposed site consists of approximately 14 buildings for a total of 91,700 sq. ft. The buildings are single-story and do not exceed 20 ft. in height. The site is triangular in shape and is located at the intersection of Dixie Drive, Plantations Drive, and 1600 South. The property is an approximately 9.65 acres (420,640 sq. ft.) The site is zoned PD (Planned Development). The owner is BV Properties, LLC. The representative is Mr. Stephen Gilmore, based on the following conditions, all staffs landscaping needs to be shown on a site plan to be submitted to staff that shows some landscaping on the inside faces of the building where the public will be entering. Also, that the site plan and building elevation does not include a bank and fast food building because there is no building elevation plan for these building to approve. Commissioner Taylor seconded the motion. All voted aye.

DISCUSSION ON THE MOTION
Rob Reid asked if on Building J landscaping, could it be less due to keep their parking numbers? They will not eliminate the landscaping for the building, it will just be reduced.

Commissioner Campbell said he will accept that into the motion as long as the percentage of landscaping is not reduced. Commissioner Taylor seconded that. All voted aye.


HILLSIDE DEVELOPMENT PERMITS

Consider a request for a hillside development permit for a proposed duplex located at the southeast corner of the intersection of 250 West and 950 South. Mr. Jared Lund, applicant. Case No. 2006-HS-003

Ray Snyder City Planner said this property is zoned R-3. It was a little island of R-1-10 left over from multiple family zoning. The zone change was in the process while the hillside ordinance was amended. The lower portion of the site has been previously disturbed. The remaining portion of the site has quite steep slopes.

Jared Lund the applicant said the cut into the slope area will be very minimal. The retaining wall will be 2 x 4's lock in blocks.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request for a hillside development permit for a proposed duplex located at the southeast corner of the intersection of 250 West and 950 South. Mr. Jared Lund, applicant. Commissioner Nobis seconded the motion. All voted aye.


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DETERMINE USE

Consider whether a Bingo Parlor in a PD zone (Tonaquint Center); is similar to other permitted uses and in harmony with the intent of the zone. The applicant is St. George Consolidated Charities. Case No. 20065-DU-005

Ray Snyder City Planner said this particular item is for a Bingo Parlor which is not listed as a permitted use in the approved use list for Tonaquint Center. Ray said they do not have a narrative before this meeting.

Deputy City Attorney Paula Houston said the City needs a narrative on how this business is to be conducted.

Commissioner Nobis asked how does it work? Deputy City Attorney Paula Houston said the only way is if this could be allowed is if they play bingo for free.

Rachelle Olson from California is the founder of this organization and stated this is a non-profit organization. They would like to create a program here in St. George similar to theirs in California. They currently do this at a facility in SLC. They charge for the dinner and the guests then after dinner play bingo for free.

They currently do not have a business license but they were approved by the Chamber of Commerce. They have been working with the Attorney Generals office.

Deputy City Attorney Paula Houston said she spoke to Laura Woolsey City Business License Administrator and she didnt know what they were planning to do. This is a concern. Deputy City Attorney Paula Houston said they need to submit their 501 C 3 to the City.

Chairman Almquist said they need to submit a narrative by the State of Utah.

Commissioner Taylor asked would they be looking at just permitting this use or would they have to go through a Conditional Use Permit. Deputy City Attorney Paula Houston said they need to see what they intend to do on that property before it can move forward.

MOTION: Commissioner Taylor made a motion to table this item until they submit their narrative. Commissioner Bracken seconded the motion. All voted aye.