Planning Commission Minutes

Tuesday, September 26,2006



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
September 26, 2006 - 4:00 p.m.

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 (left at 6:00 p.m.)
Substitute Recorder Teri Forbes

CALL TO ORDER

Chairman Almquist called the meeting to order, welcomed those in attendance. Chairman Almquist led the flag salute.

Note: The minutes do not reflect the same order as the agenda. At 5:00 p.m. the Planning Commission will hear the public hearings.

PRESENTATION

A presentation on the Park and Recreation Departments Park Master Plan.

Jan Streifel a consultant from Salt Lake City gave a slide presentation regarding the parks, recreation, arts and trails on the Master Plan Update for the City of St. George. She indicated the biggest needs in the City is Neighborhood Parks. She said they would like the neighborhood parks to be 4-10 acres. Currently the City has 92 acres worth of neighborhood parks. They are also hoping for Community Parks that will be partially funded by impact fees. Community parks would range in size from 20-50 acres. Currently the City has 394 acres of community parks. She said they are recommending that in new development that the developer provide 4 acres per 1000 residents for neighborhood parks. Jan went over the recreation use for the City of St. George. Trails are the most used facility in the City from all age groups. There are currently 35 miles of existing trails. For future trails they made a list of priorities. Jan said their next action is to take it to City Council for a public hearing and adoption. She said 20% of the residents responded to the Parks Department survey.
PLANNING COMMISSION
September 26, 2006
Page Two


Council Member Gail Bunker asked if there was any difference in family recreation as opposed to individual recreation. Jan replied the people with children generally were more interested in facilities for their children. Those activities that are City sponsored is what those families enjoy such as First Night. She said children programs came out well supported on the survey.

Commissioner Burks asked if the developer would get any credit for the amount of recreation area they give to the City for their development. Jan replied that is an issue that will be discussed at City Council level.

Commissioner Burks asked what household size number are they using to base the amount of recreation area for new developments? Jan replied 2.81 persons per household is being used.

CONSENT ITEMS - FINAL PLATS

A. Consider approval of a final plat for Stone Valley Estates Amended with 23 single-family lots located at 2780 East and 1200 South. Quality Development, representative. Case No. 2006-FPA-087

Removed from the agenda.

B. Consider approval of a final plat for Oasis at Middleton with 3 single-family lots located at 1800 East north of Middleton Drive. LeAnn Walters, applicant. Case No. 2006-FP-074

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a final plat for Oasis at Middleton with 3 single-family lots located at 1800 East north of Middleton Drive, LeAnn Walters, applicant and authorize Chairman to sign. Commissioner Burks seconded the motion. All voted aye.


C. Consider approval of a final plat for Escalera Phase 3 with 50 single-family lots located at 1900 East north of Middleton Drive. Brandon Anderson, Rosenberg & Associates, representative. Case No. 2006-FP-101

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a final plat for Escalera Phase 3 with 50 single-family lots located at 1900 East north of Middleton Drive, Brandon Anderson, Rosenberg & Associates, representative, and authorize Chairman to sign. Commissioner Taylor seconded the motion. All voted aye.




PLANNING COMMISSION
September 26, 2006
Page Three



PRELIMINARY PLATS

A. Consider a preliminary plat request for Meadow Valley Phase 8 with 4 dwelling units located at north Meadow Valley Phase 5 between 2350 East and Little Valley Road. Quality Development, representative. Case No. 2006-PP-047

Jay Sandberg City Engineer stated that this subdivision has been on the agenda for Planning Commission before. They are considering 4 additional lots to this subdivision. The reason the 4 lots have been left out in the past is due to a need to construct a 72" pipe in the area that is now the irrigation tail water ditch. They have now worked out an agreement between Washington County Conversancy District, the City of St. George, and the developer to construct the irrigation area. Jay said there is a 25 foot wide trail and access right-of-way between Franklin Place Phase 2 and this subdivision for the irrigation pipe, sewer, and another irrigation line, and a trail. Staff has been concerned from early on in this subdivision with the number of lots proposed in relation to the area available for the tail water ditch/pipe. The 25 ft. right-of-way easement was originally proposed to be 30 ft., and is now 25 ft. and the irrigation pipe is very close to the lots. The lot that fronts Little Valley Road will need to have a 30 ft. setback.

Commissioner Taylor asked about the frontage for lot 801. Jay said they have the bare minimum for the frontage on that lot which is 80 ft.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a preliminary plat request for Meadow Valley Phase 8 with 4 dwelling units located at north Meadow Valley Phase 5 between 2350 East and Little Valley Road, Quality Development, representative, requiring that there be a 25 ft wide trail right-of-way between Franklin Place Phase 2 and this subdivision for irrigation pipe to another irrigation line. Commissioner Bracken seconded the motion. All voted aye.


B. Consider a preliminary plat request for The Ledges Phase 10 with 31 single-family residences located on the westerly side of the Ledges Development, south of Phase 6 and east of Phase 5. Randy Deschamps, applicant. Case No. 2006-PP-040

Jay Sandberg City Engineer said this is a portion of the development that was approved for private streets. This design is for walk-out basements. Lots 101-107 to face the golf course which will require them to be back 150 ft from the center-line of the fairway to the lot. A minimum 150' center-line curve radius is required on Basalt Drive.



PLANNING COMMISSION
September 26, 2006
Page Four



MOTION: Commissioner Burks made a motion to recommend to City Council approval of a preliminary plat request for The Ledges Phase 10 with 31 single-family residences located on the westerly side of the Ledges Development, south of Phase 6 and east of Phase 5. Randy Deschamps, applicant and recommend staffs comments. Commissioner Nobis seconded the motion. All voted aye.


C. Consider a preliminary plat request for Southgate Townhomes with 65 units located at 2025 South Circle, south of the Atria Assisted Living and east of Mirage Estates and is adjacent to and west of I-15. Rob Reid, Rosenberg & Associates, representative. Case No. 2006-PP-042

Jay Sandberg City Engineer said the concerns staff has is the driveways which have been positioned for the best sight distance possible. An analysis has been completed by Rosenberg & Associates. The units back-up to I-15 and there could be some discussion about appearance. The maximum height proposed is 2-1/2 stores and/or 35 ft. in height.

Rob Reid with Rosenberg & Associates said they have been sensitive to the slope issues.

Commissioner Taylor asked what the site will look like from the freeway side. Rob presented color renderings of the townhomes from the freeway.

Commissioner Campbell asked what are the retaining walls made of? Rob said a 4x4 geneva block wall which will be colored as well. The street tree requirements will be met and there will be lawn and bushes.

Chairman Almquist asked about the dog-ear wall on the end. Rob replied it will only be dog-ear on the west corner of the subdivision.

Commissioner Burks asked how high are the power lines? Rob remarked anywhere from 20-40 ft.

Commissioner Campbell asked if there will be any landscaping in front of the walls? Rob said no. Commissioner Campbell asked how far is their block wall away from the States chain-link fence along the freeway. Rob answered about 4 ft.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a preliminary plat request for Southgate Townhomes with 65 units located at 2025 South Circle, south of the Atria Assisted Living and east of Mirage Estates and is adjacent to and west of I-15, Rob Reid, Rosenberg & Associates, representative, subject to staffs comments

PLANNING COMMISSION
September 26, 2006
Page Five



and make sure the height is 35 ft and the concrete block wall along the I-15 has a maximum height of 8 ft. and landscaping between the interstate fence and the projects block wall at intervals to break up the look of the block wall. The landscaping quantitys shown on the elevation are also adhered to since there is not a site plan that is shown exactly. The exterior renderings should represent quantitys both on horizontal plan and vertical plans. Commissioner Hullinger seconded the motion. All voted aye.



D. Consider a preliminary plat request for Kachina Springs East Phase 3 with 85 units located along the easterly side of Snow Canyon Parkway in the southeasterly portion of the Entrada Planned Development. Brett Henke, Viewpoint Engineering, representative. Case No. 2006-PP-007

Jay Sandberg City Engineer said they may want to look at these next two preliminary plats as they are across the street from each other. Chairman Almquist read Item E into the record.

Jay said this subdivision required a Traffic Impact Study. Through this study it was asked for a right turn deceleration lane on Snow Canyon Parkway and existing round-about that will need modification. Pads 121 through 157 will become walkout basements.

Jay said on Kachina Cliffs they want to make sure that the roads have the 10 ft. cut for clearance and site view that is being required from staff.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a preliminary plat request for Kachina Springs East Phase 3 with 85 units located along the easterly side of Snow Canyon Parkway in the southeasterly portion of the Entrada Planned Development, Brett Henke, Viewpoint Engineering, representative and apply with staffs recommendations. Commissioner Bracken seconded the motion. All voted aye.


E. Consider a preliminary plat request for Kachina Cliffs Phase 3 with 26 single-family residences along the easterly side of Snow Canyon Parkway in the southeasterly portion of the Entrada Planned Development east of Kachina Springs East Phase 3. Brett Henke, Viewpoint Engineering, representative. Case No. 2006-PP-044

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a preliminary plat request for Kachina Cliffs Phase 3 with 26 single-family residences along the easterly side of Snow Canyon Parkway in the southeasterly portion of the Entrada Planned Development east of Kachina Springs East Phase 3, Brett Henke, Viewpoint Engineering, representative, and recommend staff recommendations be complied with. Commissioner Bracken seconded the motion. All voted aye.
PLANNING COMMISSION
September 26, 2006
Page Six



F. Consider a preliminary plat request for The Cliffs of Snow Canyon Plat M with 1 single-family residence located between lots 206 and 207 of The Cliffs of Snow Canyon Plat H. Ryan Cowley, representative. Case No. 2006-PP-044

This item was removed from the agenda.

Public hearing items for 5:00 p.m. will now be heard.

PLANNED DEVELOPMENT AMENDMENT - PUBLIC HEARING (5:00)

Consider a request to amend the previously approved PD (Planned Development) for The Ledges. The PD is for single-family lots, 18 hole golf course, church site, a fire substation, spa site, and commercial center. The amendments include relocation of the round-about, changes in parks (public and private), reduced number of units, road layout changes, commercial site location change, and the west side would be a gated community, and the east side would be a public community. The subject area is located at SR-18, south of Winchester Hills. The applicant is Ledges Partners, and the representative is Mr. Randy Deschamps. Case No. 2006-ZCA-017

Bob Nicholson Community Development Director reported on an amendment to an approved development zone. Bob explained that when there are changes to a PD request then it is required to come before the Planning Commission. There are no changes in the boundary of the PD plat. The actually number of dwelling units have decreased, they have dropped about 300 housing units from their development. The round-about has shifted about 1,200 ft. to the south. There are some changes in the parks. There are about 6 new parks plus a natural area which features the red rock area. The commercial location has changed. The area for commercial has been reduced and relocated to the northern part of the subdivision. Bob said the buffer that was originally approved along Winchester Hills and the JEL Ranch remains the same. There is a 100 ft. open space buffer along those subdivisions.

Randy Deschamps the developer said they have met with the Citys Fire Marshall and the Fire Marshall feels the location of the new fire station is appropriate.

Commissioner Nobis asked the reasoning for moving the commercial area? Randy replied when they had it on the southern portion of their project they planned on an access but when the access went away then it did not make sense to have the commercial site there. That is when they decided to move the location. Randy said there is not much need for a commercial site. The area for one of the commercial sites will be for professional office. The other area they have reserved for one level office area. He doesnt plan on doing any retail commercial sites.


PLANNING COMMISSION
September 26, 2006
Page Seven



Commissioner Taylor said it would be a nice concept to have a neighborhood convenience store for the area. Randy said if in the future that is a need they would be open to that.

Commissioner Campbell felt it would be better to identify an area now for a convenience store before the project is almost finished. Randy said he could do that at any time.

Commissioner Nobis asked if they have talked to any of the Winchester Hills residents about the commercial site being moved closer to them? Randy said he has talked to a few. Their main concerns were what type of use would be there and what would it aesthetically look like from their view.

Randy addressed the public parks vs. the private parks. He said most of the park settings will be on the east side of the project are public.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request to amend the previously approved PD (Planned Development) for The Ledges. The PD is for single-family lots, 18 hole golf course, church site, a fire substation, spa site, and commercial center. The amendments include relocation of the round-about, changes in parks (public and private), reduced number of units, road layout changes, commercial site location change, and the west side would be a gated community, and the east side would be a public community. The subject area is located at SR-18, south of Winchester Hills. The applicant is Ledges Partners, and the representative is Mr. Randy Deschamps. Commissioner Bracken seconded the motion. All voted aye.


GENERAL PLAN AMENDMENT - PUBLIC HEARING (5:00)

Consider approval of an amendment to the City General Plan for the addition of an Airport Vicinity Land Use Plan for the proposed replacement airport. Case No. 2006-GPA-007

Bob Nicholson Community Development Director introduced Sheila Thomas who is representing the task force for this airport plan.

Sheila Thomas said they actually began the Planning Task Force study in August 2004. She said the Task Force specifically identified the following points as the priority factors in shaping the Airport. 1) land use and development standards based on safety, 2) acknowledgment of existing General Plans and entitlements, 3) an Airport Supporting Business District with unified design standards and 4) extended vicinity to be an extension of the surrounding communities. The goal is to have a long-term plan for the airport. There is an area by the airport that will be designated as Mixed Use Commercial for hotels, motels, eating facilities, etc. She pointed out the proposed land use map.
PLANNING COMMISSION
September 26, 2006
Page Eight


Sheila asked the Planning Commission to approve this land use plan as shown.

Commissioner Taylor asked about Washington Citys activity on their portion of the new airport. Sheila said Jim McQuire and others went through the potential layout of their area would and they revised their previous plans to accommodate the airport area plan.

Council Member Bunker asked about the Airport Supporting Business Park. Sheila said the Supporting Business Park is more of a industrial area such as Ft. Pierce.

Chairman Almquist asked about the runway and not having different directions of runways. Sheila said this has been configured because of the wind directions for this area. It has been so there could be a second runway.

Chairman Almquist asked where is the line between airport business park and industrial area. Tyler Hoskins, representing landowners proposed changing the line between the industrial and the supporting business park.

Bob Nicholson said this is a general plan amendment and there is no line set in stone. Specific boundaries occur when the zoning is approved for the area.

Sheila Thomas said Washington and St. George will not want high density next to the airport. The Task Force felt it was a reasonable area for the industrial park. She feels they are not burdening any of the local residents of the area.

Commissioner Taylor said as developers come in they will want a roadway from the Southern Corridor.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of an amendment to the City General Plan for the addition of an Airport Vicinity Land Use Plan for the proposed replacement airport. Commissioner Bracken seconded the motion. All voted aye.


C. Consider approval of proposed amendments to Chapter 13D of the City of St. George Code, Title 10 Zoning Regulations regarding the establishment of Airport Vicinity Zones and land uses for such zones. City of St. George, applicant. Case No. 2006-ZRA-012

Sheila Thomas made a presentation regarding zoning regulations for properties surrounding the proposed replacement airport. Planning Commission members discussed the proposed list of permitted and conditional uses.

PLANNING COMMISSION
September 26, 2006
Page Nine



MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a proposed amendment to Chapter 13D of the City of St. George Code, Title 10 Zoning Regulations regarding the establishment of Airport Vicinity Zones and land uses for such zones. City of St. George, applicant. Commissioner Burks seconded the motion. All voted aye.


Chairman Almquist stated to the Planning Commissioners that in making motions, it was not necessary to read the entire item again into the motion. He said simply refer to it as Item 9A. That means it stands alone 100% as read initially and that you are not changing it whatsoever except to include staff comments.

ZONE CHANGE - PUBLIC HEARING (5:00)

A. Consider a zone change request from A-1 (Agricultural) to RE-12.5 (Residential Estate 12,500 sq. ft. minimum lot size) on 0.50 acres located on 2800 South Street. Mr. Jeff Hughes, applicant. Case No. 2006-ZC-001

Planner Ray Snyder presented the staff report and identified the subject property. The property is currently zoned A-1 Agricultural and the applicant is requesting a RE-12.5. The applicant hopes to be able to build a home on the site in the future once the zoning is changed. Access issues were discussed.

Ray felt there were two issues the board may want to be involved in tonight; 1) is the zone change, and 2) site access. Ray stated that the proposed lot is not large enough to be in the A-1 zone. The property is not a flag lot. It is proposed that a 25 ft. right-of-way easement will serve for access in lieu of a staff portion. The zone change would be consistent with the General Plan. The lot is contiguous to other RE-12.5 on the north and south sides.

Commissioner Taylor asked if an easement serve legally the same as a right-of-way? Deputy City Attorney Paula Houston described the difference and explained that an access agreement would serve the desired purpose. Deputy City Attorney Paula Houston stated she has not seen an access agreement to date.

Ray indicated the applicant had just handed him the legal description of the property and ingress/egress for that property.

Bruce Knutson representing the applicant, Mr. Hughes said the Howards have granted an access easement with ingress/egress. Chairman Almquist asked if it is already being used? Bruce replied it is and has been for years.

PLANNING COMMISSION
September 26, 2006
Page Ten



Kelly Bringhurst a resident questioned why the lot could not remain the zone it currently is which is A-1. She is opposed to this zone change.

Bob Nicholson explained that illegal subdivisions of lots take place frequently although it is contrary to zoning. Another option would be to join the property with another to create a larger lot. Often illegal subdivision are not recognized until someone tries to record them.

The applicant indicated that their intent was to build a home on the lot. The surrounding neighbors had offered their support.

MOTION: Commissioner Nobis made a motion to recommend to City Council approval of a zone change request from A-1 (Agricultural) to RE-12.5 (Residential Estate 12,500 sq. ft. minimum lot size) on 0.50 acres located on 2800 South Street., Mr. Jeff Hughes, applicant, with staffs comments. Commissioner Taylor seconded the motion. All voted aye.


B. Consider a zone change request from R-1-10 (Single Family Residential 10,000 sq. ft. minimum lot size) to PD (Planned Development) for Las Colinas (formerly the Willows) (Note: a name change will be required to avoid confusion with existing Villa de Colina); on 52 acres located south of Pioneer Road (adjacent to Calvary Church). SCH Properties, applicant, Mr. Steve Wilson, Gilson Engineering, representative. Case No. 2006-ZCA-018

Planner Ray Snyder presented the staff report and stated that the request was to implement the PD zone for the area shown in red on the map. The area was originally known as the River Park Subdivision. There had been problems with name selection. The name has since changed to Las Colinas. The proposal was to develop 193 residential lots ranging in size from 5,000 square feet to more than 15,000 square feet.

Mike Christensen, of Gilson Engineering, was present representing the applicants. He noted that a park was planned. They had worked closely with the St. George Sewer District on sewer issues. Trail issues were discussed.

Lot configuration issues were discussed. Significant topographical constraints on the site were identified by Mr. Christensen. The intent was to put two lots onto one flag lot to help solve the problems. The proposed park location was identified which would be near open space. Trail connectivity issues were discussed. The trail would be taken behind the Calvary Chapel and then tied in from there.



PLANNING COMMISSION
September 26, 2006
Page Eleven



Traffic Engineer, Rick Snyder reported that deceleration lanes were recommended near both entrances. There has been a traffic impact study completed and there are just some minor recommendations from that.

Chairman Almquist remarked that the matter was amended as a discussion item only. He expected to discuss the matter again in more detail in the future.

G. Consider a preliminary plat for a one building commercial condominium plat (Pad A). Located at approximately 162 North, 400 East (north of Caf Rio). Mr. Dan Gifford, representative. Case No. 2006-PP-048

Jay Sandberg City Engineer presented the staff report and stated that the request was for preliminary plat approval for a one building commercial condominium plat. The Planning Commission approved the plat with the stipulation that pads C and D are eliminated. The City Council approved the subdivision subject to a determination from the City Attorney that a preliminary plat was not needed. The City Attorney determined that a preliminary plat should have been required. This plat has eliminated pads B-D, and only includes Pad A which has already been constructed.

MOTION: Commissioner Bracken made a motion to recommend to City Council approval of a preliminary plat for a one building commercial condominium plat (Pad A). Located at approximately 162 North, 400 East (north of Caf Rio). Mr. Dan Gifford, representative. Commissioner Hullinger seconded the motion. All voted aye.


CONDITIONAL USE PERMITS

A. Consider a request for a conditional use permit for 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. CaseNo. 2006-CUP-023

Planner Ray Snyder presented the staff report and stated that the applicants had a Power Point presentation they hoped to make tonight. Ray stated that options 2, 3, and 4 contained in the staff report were eliminated.


PLANNING COMMISSION
September 26, 2006
Page Twelve



Phillip Solomon, Energy Services Department Director, reported that providing energy to the community must be done in the most efficient manner possible. If they do not plan together with Dixie Escalante there could be a duplication of lines. In the past there had been little cooperation. That attitude, however, has changed and they had tried to become more customer service oriented. They have put forth a great deal of effort and met to try and reach the best possible solution to try and address the Commissions concerns. He remarked that Dixie Escalantes presentation would focus on concerns along the freeway. He stressed that the master plan would be strictly adhered to.

Russell Condie, Engineering Technician for Dixie Escalante, stated that calculations supported the proposed location of the lines. The three facility categories were presented. Decision criteria were reviewed. Four options were considered for routing the 1.5 miles in question. Preferred Option #1 was presented. The total anticipated cost would be $600,000.

Option #2 was presented. Mr. Condie reported that they looked at the physical issues involved in that option. He stressed the pressing need to get the overhead distribution line up and running. Option #2 was eliminated and the reasons behind that decision were specified. The estimated cost would have been $960,000 for that option.

Option #3 was presented. This would have required the transmission line to go through critical habitat areas. Mr. Condie remarked that this option would not have been supported by the BLM.

Option #4 was presented. Potential problems with that option were discussed. The estimated cost of pursuing Option #4 was $9,450,000. Other potential challenges were identified.

Chairman Almquist compared the overhead lines in Option #1 and #2. Mr. Condie explained that an overhead line would need to be continued in order to feed the substations along the route. The biggest obstacle would require a span which would require poles in the wash. It was clarified that one set of poles would be used with a distribution circuit on the same pole. Cost and splice reliability issues were discussed. It was noted that the technology was improving but was not where it should be.

Commissioner Campbell observed that the design criteria included nothing about aesthetics. He asked that there be more of a balance. Mr. Condie responded that they looked at building additional lines versus combining into one structure. Mr. Solomon pointed out that they did their best to address aesthetics. They tried to keep it as compact as possible while still keeping within the parameters they were provided with. Commissioner Campbell hadnt realized that the transmission lines would run down either side of the road. The Commissions impression was that the lines would run only along one side.
PLANNING COMMISSION
September 26, 2006
Page Thirteen


Substation locations were identified on the master plan map.

Commissioner Nobis questioned why the developer on the south end was not part of the financial equation. Mr. Condie responded that impact fees would help pay the costs of the transmission lines. Commissioner Nobis was under the impression that the line on the west side would be totally eliminated. Mr. Condie explained that all of the express feeders would be overhead. They needed to maintain the overhead feeder and it was not his intent to be contradictory. After looking at all of the alternatives, the best option was chosen.

Commissioner Campbell asked about the appearance of the poles. Mr. Condie stated core ten steel was proposed would be the color of wood poles. Aesthetic options were discussed. The bottom of the pole was expected to be three to four feet at the base. Mr. Solomon stated power poles were the cost of growth. Because of demand and growth, poles would have to be steel.

Commissioner Taylor understood there were environmental impacts to be considered. He felt what was proposed was the most desirable. His preference was Option #1. It was least expensive and most efficient. Commissioner Taylor called for a question.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a request for a conditional use permit for 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, with recommendation of approval of Option 1. Commissioner Nobis seconded the motion.

DISCUSSION ON THE MOTION
Commissioner Taylor felt that they should recommend the pole color blend in with the color of the surrounding.

Mr. Condie said so the City is not mislead in the future. They will bring the City a selection of colors and a power point and let the Planning Commission or City Council choose.

All voted aye.






PLANNING COMMISSION
September 26, 2006
Page Fourteen


B. Consider a request for a conditional use permit from Ence Homes/Pathway Holdings of Utah L.C., applicant, Premier Design, representative, to construct a retail center that exceeds the maximum allowable building height of thirty-five feet (35') without a conditional use permit. A portion of the building would be approximately forty feet (40') high and the majority of the building would be thirty feet (30') high. The project is Rio Plaza Commercial and consists of the construction of three (3) buildings. The property is on 3.13 acres (136,453 sq. ft.) and is zoned C-3 (General Commercial). Mr. Tim Fry and Mr. Eric McFadden, representatives. Case No. 2006-CUP-027

Planner Ray Snyder presented the staff report and displayed colored renderings. He remarked that a portion of the roof would exceed 35 feet. Staff recommended approval with the following conditions.

1) The building shall not exceed a maximum peak height of approximately forty feet (40'-0") for a portion of the building with the majority of the building heights being only thirty feet (30'-0") high.
2) The applicant shall meet the conditions of the traffic report approved by the City Traffic Engineer which are as follows;
a. The development shall design and construct an eastbound right-turn deceleration lane on Riverside Drive to access Rio Plazas entrance, per City of St. George specifications.
b. Provide a cross access to the commercial neighbor to the south to enhance circulation.
c. According to the analysis for the Rio Plaza driveway, exiting left turns in the future may need to be prevented to maintain progression on Riverside Drive.
d. Assure that there is adequate sight distance at the driveway for vehicles to enter 40-mph Riverside Drive.
e. All signing and striping shall conform to City of St. George and MUTCD standards.

The applicant reviewed the proposed building materials which would include stucco, stone, corrugated metal, cultured stone, and slate tile. Railings would consist of painted metal. While colors would be vibrant, they would be somewhat subdued.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request for a conditional use permit from Ence Homes/Pathway Holdings of Utah L.C., applicant, Premier Design, representative, to construct a retail center that exceeds the
maximum allowable building height of thirty-five feet (35') without a conditional use permit. A portion of the building would be approximately forty feet (40') high and the majority of the building would be thirty feet (30') high. The project is Rio Plaza Commercial and consists of the construction of three (3) buildings. The property is on 3.13 acres (136,453 sq. ft.) and is zoned C-3 (General Commercial). Mr. Tim Fry and Mr. Eric McFadden, representatives, subject to the conditions recommended by the staff. Commissioner Nobis seconded the motion. All voted aye.


PLANNING COMMISSION
September 26, 2006
Page Fifteen


Bob Nicholson introduced John Willis and Clayton Lucas as new staff members for the Planning and Zoning Department.

HILLSIDE DEVELOPMENT PERMITS

A. Consider a request for a hillside development permit for a proposed three story office building (GMAC) to be located at the 382 South Bluff Street. Owners are Mr. Neil Gibbs and Mr. Doug McKnight, Mr. William McMurrin, MESA Engineering, representative. Case No. 2006-HS-011

Bob Nicholson Community Development Director reported that the above matter was before the Planning Commission a few months earlier. The Hillside Board visited the site the last week and recommended conditions which were reviewed. The construction technique will be unique since the wall would be bolted directly into the hillside. Bob Nicholson reported that the Hillside Board recommended approval of the request based on the following conditions; 1) no disturbance of hillside above the limits of the building itself, 2) a portion of the building rears wall shall be constructed to be minimum of 12 inches thick and shall be a minimum of 5 ft. above grade to provide a rock fall area, 3) the extended wall design shall be included into the design plans, 4) drainage shall be designed to convey drainage and seepage water from behind the concrete wall, and 5) a temporary orange at construction limit fencing shall be installed during the construction activities.

Commissioner Burks asked where construction workers would park during construction? Parking and staging issues were recognized as an issue with regard to the project. City Traffic Engineer Rick Snyder suggested contacting Mr. Snow at UDOT to install protective barricades. Otherwise, he did not recommend parking in the area.

Chairman Almquist stressed the significance of the structure which could perhaps alleviate some of the scarring associated with building on a hillside.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval of a request for a hillside development permit for a proposed three story office building (GMAC) to be located at the 382 South Bluff Street. Owners are Mr. Neil Gibbs and Mr. Doug McKnight, Mr. William McMurrin, MESA Engineering, representative, Commissioner Bracken seconded the motion. All voted aye.


B. Consider a request for a hillside development permit for proposed grading on the east side of the proposed Milepost 2/Atkinville interchange. SITLA (State Institutional Trust Lands Administration), applicant. Case No. 2006-HS-012


PLANNING COMMISSION
September 26, 2006
Page Sixteen


Bob Nicholson, Community Development Director presented the staff report. The request was to obtain a hillside development permit for excavation work around the proposed Milepost 2. The hillside area is located on the east side of the proposed interchange. A maximum 10-foot cut was allowed beyond the two hills.

A nearby limestone quarry was identified. Ray Snyder said the limestone in the quarry is approximately 20 ft. deep therefore cutting there could be potentially there that deep. A quarry should be reviewed after submittal of grading plans. The Hillside Review Board decided to leave it up to staff and they would not get a grading permit until staff was satisfied.

The Hillside Review Board made a motion to approve as presented with the following conditions;

1) Permission is granted to remove hills #1 & #2 as presented (these hills are located within the hillside overlay zone).
2) Permission is granted to remove hills #3 & #4 as presented (these hills are outside of the hillside overlay zone).
3) In addition to the removal of hills #1 & #2 any cuts over ten feet (10') shall require a grading plan and additional review by the Hillside Review Board.
4) A temporary orange construction limit fencing shall be installed during all construction activities.

Commissioner Campbell recognized that some hillsides are more significant than others and asked if the hillside proposed for removal was determined to be insignificant. Curt Gordon of SITLA responded by saying if it were removed, another larger one could be seen behind it. He did not believe it would be missed.

Chairman Almquist remarked that it was determined on site that hills one and two were not significant.

In response to a question raised by Commissioner Burks, Mr. Gordon stated that the areas excavated would be treated to look finished.


MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request for a hillside development permit for proposed grading on the east side of the proposed Milepost 2/Atkinville interchange. SITLA (State Institutional Trust Lands Administration), applicant, Commissioner Campbell seconded the motion. All voted aye.



PLANNING COMMISSION
September 26, 2006
Page Seventeen


C. Consider a request for a hillside development permit for a proposed Marriott Hotel and office building on Lot 7 at the Rim Rock Commercial Subdivision, and adjoining parcel to the south (East Blackridge/east of the Target store). Mr. Kevin Ence, applicant. Case No. 2006-HS-014

Bob Nicholson presented the staff report and stated that the City proposed a land exchange with Kevin Ence in order to acquire property in the Dixie Downs area to construct a new neighborhood park. The Hillside Board recommended that the provisions of the previous Hillside ordinance be adhered to. Various slope areas were identified on the site map. The Hillside Board also recommended that the existing wall on the site continue on. Lower tiers would be precast Geneva block while the upper tiers would be of natural rock.

The Hillside Review Board made a motion to approve as presented with the following conditions;

1. The applicant shall comply with all provisions of the previous hillside ordinance that were in effect when this project was commenced (e.g., slope and disturbance).
2. The wall may start from the point of the previously approved stacked rock wall. The wall shall be stacked concrete blocks (Geneva block) on the bottom tiers with a layer of natural rock on the top tier.
3. The concrete block and natural rock shall be stained to match the natural volcanic rock (as was done on the previously installed stacked rock wall).
4. Small ravines on the west side of the property may be removed as incidental and not a part of the hillside.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request for a hillside development permit for a proposed Marriott Hotel and office building on Lot 7 at the Rim Rock Commercial Subdivision, and adjoining parcel to the south (East Blackridge/east of the Target store), Mr. Kevin Ence, applicant, and include staff comments and Hillside Board recommendations. Commissioner Burks seconded the motion. All voted aye.


DETERMINE USE

Determine whether a small salsa production facility inside of a retail store in the C-4 zone is similar to other permitted uses and is in harmony with the intent of the zone. The applicant is OD-Von Studio and OD-Vine Foods, and the representative is Mr. Bruce ODonnal. Case No. 2006-DU-007


PLANNING COMMISSION
September 26, 2006
Page Eighteen



Bob Nicholson, Director of Community Development said Salsa Preparation is not listed as a permitted use in a C-4 zone. This is where it states in the ordinance that other uses similar to the above and judged by the Planning commission to be in harmony with the intent and purpose of the zone. Staff supports the production of salsa as a component to a retail store in the C-4 zone to be in harmony with the zone because Section 10-10-2 lists similar food preparation (bakery, candy manufacture). The production does not involve cooking or odors.

MOTION: Commissioner Burks made a motion to recommended approval of a small salsa production facility inside of a retail store in the C-4 zone is similar to other permitted uses and is in harmony with the intent of the zone. The applicant is OD-Von Studio and OD-Vine Foods, and the representative is Mr. Bruce ODonnal. Commissioner Taylor seconded the motion. All voted aye.


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

A. Consider approval of allowing High Density Residential in certain commercial zones (C2, C3, & C4) 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

Bob Nicholson presented the staff report and recommended approval subject to the conditions contained in the staff report.

Residential units in the C-2, C-3 and C-4 zones subject to the following conditions;

1. Property must have frontage on a collector or arterial street.
2. The residential units must be all new construction and not conversion of existing buildings.
3. Twenty percent of the private lot area must be in landscape open space.
4. Maximum building height shall not exceed 4 stories above sidewalk grade.
5. Parking shall meet the requirements of Chapter 19, however units designed for only single occupancy may have a parking requirement of 1.5 spaces per unit.
6. The subject property must be within one-half mile to many of the daily needs of residents such as groceries, medical offices, stores, restaurants, and related facilities and services.
7. Project density is flexible and will be determined by the City Council upon recommendation from Planning Commission. Density will be based on such factors as building design, traffic capacity, and overall compatibility with the surrounding neighborhood.
8. The subject property must be a minimum of one thousand feet (1,000') away from any single-family residential zone.

PLANNING COMMISSION
September 26, 2006
Page Nineteen



9. A management plan for the operation of residential complex shall be submitted to the Planning Commission and City Council for their review.
10. Building design drawings and colored site plan shall be submitted for approval to the Planning Commission and City Council. Buildings should have varied roof lines and varied wall planes which include balconies, decks, and other features which provide visual interest to the building. A building materials board showing the exterior building materials and colors shall be submitted along with the site plan for approval by the City Council. Building elevations shall be shown for all four sides of every building.

It was noted that currently residential zones are not allowed in commercial zones. It was believed that higher density residential development in certain commercial core areas can help provide affordable housing and revitalize commercial areas.

Commissioner Campbell asked what could be done to prevent additional residential treatment centers. Bob Nicholson responded that all units must be new construction. Deputy City Attorney Paula Houston stated that provisions could be added prohibiting schools and residential treatment facilities.

Commissioner Taylor wanted assurances that the facility would be maintained properly.

Chairman Almquist questioned why the applicants chose this particular piece of property. Bob Nicholson suspected that it was due to the proximity to services. He thought it could also serve to rejuvenate the commercial areas in the City.

Councilwoman Bunker suspected it would fulfill a niche market in terms of providing lower income housing.

Chairman Almquist asked about the possibility of the commercial component not being compatible with the residential component. Hours of operation had not yet been determined.

Chairman Almquist suggested an addition to condition number nine. An additional condition number 11 was also to be added. Proposed revisions to condition number 5 were presented. Parking standards were discussed.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of allowing High Density Residential in certain commercial zones (C2, C3, & C4) 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.


PLANNING COMMISSION
September 26, 2006
Page Twenty



City of St. George, applicant, subject to the staff comments and the 10 items related to use of the property with the addition of additional conditions. Commissioner Campbell seconded the motion. All voted aye.


B. Consider approval of allowing Cheerleading, dance, and tumbling in the M-2 zone as a conditional use permit. Proposed amendment to the City of St. George Code, Title 10 Zoning Regulations, Section 11 Manufacturing Zone, Section 10-11-2 Uses. Mr. And Mrs. Forbes, representatives, Raglan Coast Cheer LLC, applicant. Case No. 2006-ZRA-011

Bob Nicholson presented the staff report and stated that the request was to amend the City Code to incorporate cheerleading, dance, and tumbling studio as permitted uses within the M-2 zone.

The applicant gave a video presentation. He explained that they had a difficult time finding a commercial building with 20-foot ceilings. They found a building that would work in an industrial building. Traffic would primarily be drop off and pick up and would be consistent with the area. Signage issues were discussed. The applicant proposed a non-electric sign. Mr. Snyder responded that the applicants would have to comply with the sign ordinance.

Commissioner Hullinger expressed concern with traffic and asked if a plan was in place to alleviate drop offs and pick ups. The applicant stated that the intent was to loop the traffic around.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval of allowing Cheerleading, dance, and tumbling in the M-2 zone as a conditional use permit. Proposed amendment to the City of St. George Code, Title 10 Zoning Regulations, Section 11 Manufacturing Zone, Section 10-11-2 Uses. Mr. And Mrs. Forbes, representatives, Raglan Coast Cheer LLC, applicant. Commissioner Nobis seconded the motion.

Chairman Almquist stressed the importance of controlling the pick up and drop off traffic. Deputy City Attorney Paula Houston remarked that it would be a permitted use and could not be controlled by the City.

All voted aye.





PLANNING COMMISSION
September 26, 2006
Page Twenty-One



MINUTES

Consider approval of the Planning Commission minutes of the meeting of August 8, 2006 and August 22, 2006.

MOTION: Commissioner Bracken made a motion to approve the minutes of August 8, 2006 with minor corrections. Commissioner Burks seconded the motion. All voted aye.


MOTION: Commissioner Taylor made a motion to approve the minutes of August 22, 2006 with minor corrections. Commissioner Bracken seconded the motion. All voted aye.


Commissioner Bracken moved to adjourn. Commissioner Hullinger seconded the motion. All voted aye.

The meeting adjourned at 8:55 p.m.