Planning Commission Minutes

Tuesday, November 14,2006



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
November 14, 2006 4:00 p.m.


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

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

EXCUSED: Deputy City Recorder Linda Brooks


CALL TO ORDER

At 4:10 p.m. Chairman Almquist called the meeting to order, welcomed those in attendance. Chairman Almquist led the flag salute

CONSENT ITEMS FINAL PLATS

A. Consider approval of an amended final plat for Stone Valley Estates with 23 single-family lots located at 2780 East and 2100 South. The purpose of the amendment is to eliminate the width road along the east side of lot 6. Justin Bracken, representative. Case No. 2006-FPA-087

City Engineer Cathy Hasfurther presented the staff report and described the request.

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B. Consider approval of a final plat for Sun River Phase 20 with 42 units located on Bonita Bay Drive between Grapevine Drive and English Ivy Drive. Brandon Anderson, representative. Case No. 2006-FP-086

C. Consider approval of a final plat for Sun River Phase 28 with 42 units located on Garnet Ridge Circle and Grapeview Drive. Brandon Anderson, representative. Case No. 2006-FP-085

D. Consider approval of an amended final plat for Joshuas at Southgate Phase 2 Amended with 47 units located off Tonaquint Drive. The purpose of the amendment is to re-align road A from Road C to the easterly boundary line of the future Joshuas at Southgate Phase 3 development. Brandon Anderson, representative. Case No. 2006-FPA-077

PRELIMINARY PLATS

A. Consider a preliminary plat request for The Trails Phase 1 with 134 single-family residential lots located at Highway 18. Mr. Stacy Young, applicant. Case No. 2006-PP-041

City Engineer Jay Sandburg presented the staff report and recommended the approval be subject to UDOTs approval of improvements to Highway 18. He explained that the developer proposed construction of a park with the project that the City would take over and maintain. The plan was agreed to in concept by the City Parks Department.

Jay presented staffs comments;

1. The approval is subject to UDOT approval of the widening along U-18 and location and design of the overpass access.
2. That the developer will construct and the City will maintain the public parks to the satisfaction of the Citys Parks Department.
3. The access from U-18 into Phase 1 that will pass the future commercial and clubhouse areas, will need to be approved by the City Traffic Engineer. A development agreement including timing and the extend of the improvements, especially near the intersection of the ninety (90) foot public street that parallels U- 18, will need to be executed. It is anticipated that the developer will request building

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permits prior to full completion of the U-18 and access street improvements. Prior to issuing building permits, the final right-of-way showing UDOT and City dedication should be finalized.
4. A sewer lift station is required for this project.

Commissioner Taylor asked the developer about the height of the retaining wall on lots 18, 19, 29, 30, and 31. He also asked about drainage within the project. It appeared to him that the drainage would collect in one area, which concerned him. The staff member responded that the applicants were taking particular care to ensure that any runoff water is retained on site. With regard to the retaining walls, he stated that the project would conform to City requirements. He was unsure of the specific heights proposed. He explained that the next step in the process would be the submission of detailed drawings. A development agreement would be in place prior to acceptance of the construction drawings. Retaining wall issues were discussed.

Commissioner Taylor was concerned that the applicant was not present. Commissioner Burks suggested the item be moved to the end of the agenda.

B. Consider a preliminary plat request for Pine Grove with 18 single-family residential lots located at approximately Fieldstone Drive and 3000 East Street. Mr. Jared Lund, applicant. Case No. 2006-PP-045

City Engineer Jay Sandberg presented the staff report. Drainage and slope issues were discussed. Jay presented staffs comments;

1. Road A needs to be widened a minimum of thirty-two feet (32) to accommodate two-way traffic. This will require additionally property ten feet (10) north of the centerline of road A.
2. The final alignment and grade of 3000 East has not been determined. The location of the road is based on the current location of the overhead utility lines and the irrigation ditch on the east side.
3. Because of the prevalence of ground water in this subdivision, a Geotechnical Engineer has made preliminary recommendations for mitigation. These recommendations need to be complied with, and any other recommendations from the final report.

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4. The row of trees on Road A at the intersection will be removed. The road grade shown on the plat does not allow for the trees to remain.
5. A storm drain will need to be installed along the south boundary of the subdivision, in order to collect storm water from running onto the adjacent property.
6. Staff is recommending that a twenty foot (20) easement for a trail and ground water/dewatering drain, be required on the west side of 3000 East.

The applicant, Jared Lund was present and did not want the drainage issue to delay the project. He agreed to work with the City with regard to providing an easement, if necessary. He was not opposed to the other requests made by staff. Tree issues were discussed.

Council Member Bunker expressed concern with the area because of the swamp land in the area. She asked if there were any restrictions or changes that could be made to prevent potential problems.

Jay Sandberg acknowledged that there had been problems in the past with ground water. He described restrictions and precautions being taken. In most cases, problems with ground water had been the result of slope issues.

C. Consider a preliminary plat request for Ledges Phase 12 with 9 single-family residential lots located at approximately on the west side of Highway 18 approximately 5000 North. Randy Freston II, representative. Case No. 2006- PP-050


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City Engineer Cathy Hasfurther said this preliminary plat is strait forward. It follows the Ledges PD Amendment. Staff recommends approval.

CONDITIONAL USE PERMITS

A. Consider a request for a conditional use permit to construct a detailed accessory garage that would exceed the allowable height of fifteen feet (15-0) up to a proposed height of nineteen feet (19). The subject property is located in the Crimson Cliffs subdivision. The address is 2542 East 2300 South. The zoning is RE-20 (Residential Estate 20,000 square foot minimum lot size). The applicants are Mr. and Mrs. Hammond. Case No. 2006-CUP-030

Planner Ray Snyder presented the staff report. Staff believed the request would fit in with the surrounding neighborhood and recommended approval.

Commissioner Nobis asked if the potential pouring of concrete would impact existing easements. Ray suggested a condition be added to any motion to address that concern. Easement issues were discussed.

Deputy City Attorney, Paula Houston, stated that the applicants would build the proposed structure at their own risk. If an easement were encroached upon the structure or driveway would have to be dug up at the expense of the applicant.

Commissioner Campbell asked about height issues. He felt the 15-foot limitation could be met with some modification to the plan. He questioned the reasoning behind the additional height. The applicant stated that he was planning ahead for the possibility of storing an RV in the garage. Easement and access issues were discussed.

It was clarified that the height would not change regardless of whether the dormer was eliminated. Concern was expressed with the potential for the construction of an additional story. The applicant agreed to eliminate the second story dormer.





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B. Consider a conditional use permit to construct an Intermediate School to be located in Little Valley adjacent to the St. George City softball complex. This is the relocated Desert Hills Intermediate School. The property is on 14 acres. The zoning is RE-12.5 (Residential Estate 12,500 square foot minimum lot size) and RE-20 (Residential Estate 20,000 square foot minimum lot size). Mr. Glen Carnahan, representative for WCSD (Washington County School District). Case No. 2006-CUP-032

Planner Ray Snyder presented the staff report and oriented the Commissioners to the area. Staff recommended approval and reviewed the comments received from the City Traffic Engineer.

Traffic Conditions;
1. All signing and striping should comply with MUTCD and City of St. George standards.
2. The centerline radius on Horseman Park Road in front of the school should meet the City of St. George standards.
3. Increase the lateral clearance, or throat distance, on the proposed accesses to 2350 East as discussed in Section 6.1 (from TIS).
4. Provide adequate sight distance at the driveways as called for in the City of St. George standards.
5. Construct driveway profiles as discussed in Section 6.4.2 of the original report (TIS).
6. Construct driveway radii and entry widths as discussed in Section 6.4.3 and 6.4.4 of the original report (TIS).
7. Obtain walking routes from the school district and review them for any additional school crossing signs needed but not already installed.

Phil Williams, Washington County School District Director of Facilities, believed that they had dealt with all issues with the exception of providing a crossing guard.

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Glen Carnahan of Alpha Engineering pointed out that when the district acquired the property, the radiuses had already been worked out. When their office performed road improvements it was overlaid to control dust. They had worked with staff to resolve all other issues.

Commissioner Burks asked why the District doesnt provide cross walks or crossing guards. Phil Williams stated that legal issues were involved. They also would not provide funding for them. He explained that the middle school was built with the understanding that a high school would be built nearby.

There were no further comments.

C. Consider a conditional use permit request to construct an Elementary School to be located at the intersection of Riverside Drive and Morningside Drive (700 East St). The property is on 10 acres. The zoning is R-1-10 (Single Family Residential 10,000 square foot minimum lot size). This is the replacement for the West Elementary School. Mr. Glen Carnahan, representative for WCSD (Washington County School District). Case No. 2006-CUP-031

Plan Ray Snyder presented the staff report. Commissioner Bracken assumed that the road running to Morningside Drive would be finished. City Engineer Jay Sandberg agreed to look into the issue further. Phil Williams responded that the agreement did not address the matter but recognized that it would need to be addressed. He recognized that the road would need to be completed in that area.

Sharee Webb identified herself as the only property owner abutting the property. She wanted to know what would happen on the site. She hoped the ball fields would not be lit and asked about potential fencing. She explained that her mother-in-law would not be able to pay to have the road completed.


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Debra Wirth expressed concern with aesthetics. As proposed, a portable classroom would be located as she opens her front door.

Phil Williams responded that the fencing was under the jurisdiction of the school rather than the Board. In the past they had been very willing to work with neighbors on fencing so long as they are in compliance with building codes. He next remarked that lighting would not be provided with the ball fields at secondary school. Lighting on the building itself would be kept to a minimum. Lighting issues were discussed. With regard to color, they try to blend the color in with the surrounding area. He explained that new elementary schools must have 450 or more students to remain viable. Portable classrooms are provided as a buffer. In the past the district never made provisions for portables. New designs provide places for portables to prevent future complications. Portables would not be added until and unless they are needed. Only preparations would be made. At the time a new school is built, the portables would be removed.

D. Consider a conditional use permit request to construct a church to be located on Valley View Drive south of Indian Hills Drive. The property is on 2.206 acres. The zoning is RE-37.5 (Residential Estate 37,500 square foot minimum lot size) and R-1-10 (Single Family Residential 10,000 square foot minimum lot size). The applicant is New Promise Lutheran Church and the representative is Mr. Ward AIA. Case No. 2006-CUP-033

Planner Ray Snyder presented the staff report and presented the conceptual rendering of the building. He explained that the proposal meets or exceeds all parking requirements. Staff recommended approval subject to approval by the traffic engineer.






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ZONE CHANGES

A. Consider a zone change request from R-1-10 (Single Family Residential 10,000 square foot minimum lot size) to PD (Planned Development) on 2.24 acres for Wailea Falls Phase 4. The site is located next to Wailea Falls Phase 2 in the Stonebridge development. Devcon Construction and Development, applicant, Mr. Brian McMullen, representative. Case No. 2006-ZCA-020

Planner Ray Snyder presented the staff report and explained that the request was for a zone change from R-1-10 to PD.

City Engineer Jay Sandberg identified changes made by the applicants at the request of staff. He remarked that the density would go from 5.1 to 5.7. The original number of units was 91 before the change. The new proposed number of units was 112. He commented that a preliminary plat would next be submitted to which staff would take a closer look.

Council Member Bunker asked about the driveways proposed between the homes to access homes behind them. Jay replied that they would be shared driveways to access the units in the back.

The applicant, Brian McMullen, explained that the rationale behind the design was to access each of the homes and preserve homeowners views of the golf course. Parking issues and restrictions were discussed. He remarked that each home would be individually owned.






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B. Consider a zone change request from R-1-10 (Single Family Residential 10,000 square foot minimum lot size) to C-3 (General Commercial) on 3.11 acres. The site is located on the west side of Bluff Street at about 500 North Street. Paydirt Properties, LLC, applicant, Mr. Jason Vowell, representative. Case No. 2006-ZC-019

Planner Ray Snyder presented the staff report and displayed the zoning map to orient the Commissioner Members. One letter was submitted to staff on the request. He explained that there was very steep topography on the site. Staff comments contained in the staff report was reviewed. Access and slope issues were discussed.

Staff Comments;
1. The Hillside Review Board will be required to visit the site. A hillside permit would be required (process through the Planning Commission and City Council).
2. A lot merger is required.
3. If the zone change is approved the applicant will proceed with plat submittals (preliminary plat and final plat).
4. UDOT needs to review and approve the site and access.

Applicants representative, Kelly Schmutz, explained that the applicant wanted to do something nice on the site. Various concepts had been considered such as professional office. Detailed design had not been done yet. His understanding was to leave the existing apartments rather than incorporate them into any proposed development. Parking issues were discussed. Currently the site was being used as overflow parking for the apartments.

Paul Headman, a nearby resident, expressed concern with the potential development and asked what could potentially be allowed in the zone. Chairman Almquist responded that various uses could be allowed.



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Ray Snyder explained that a list of uses could be provided to interested parties. The information could also be obtained from the Citys website. Height issues were discussed.

Paul Headman did not understand the restrictions associated with the steep slope and asked if it could be developed at some point. Chairman Almquist responded that the applicants would be required to obtain approval from the Hillside Review Board who would determine the slope stability and other factors.


C. Consider a zone change request from R-1-10 (Single Family Residential 10,000 square foot minimum lot size) to PD-COM (Planned Development Commercial) on 3.34 acres, located on the northwest corner of Dixie Drive and Indian Hills Drive adjacent to Heritage Village subdivision. Mr. Stephen Wade, applicant. Case No. 2006-ZC-022

The above item was removed from the agenda and added to the December 12, 2006, meeting agenda.


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Chairman Almquist explained that the requirements of the request would be more stringent than for other commercial applications.

AMENDMENT TO ZONING REGULATIONS PUBLIC HEARING

A. Consider proposed amendments to the City of St. George Code, Title 10 Zoning Regulations, Chapter 17: Conditional Uses. City of St. George, applicant. Case No. 2006-ZRA-005

Community Development Director Bob Nicholson presented the staff report and stated that the City Attorney Shawn Guzman asked that the matter be tabled to allow him time to review it further. The State Code changed approximately one year ago requiring a predetermined list of conditional uses. Staff identified general standards that would have to be met. The proposed standards were reviewed and discussed. The Commission Members proposed modifications. Deputy City Attorney Paula Houston expected additional changes throughout the coming year to provide further regulation of conditional uses.

Bob Nicholson agreed to bring back the proposed changes at a future meeting.

B. Consider proposed amendments to the City of St. George Code, Title 10 Zoning Regulations, various chapters and sections regarding conditional uses. City of St. George, applicant. Case No. 2006-ZRA-013

Community Development Director Bob Nicholson explained that the proposed change would make schools and churches permitted uses in all residential zones. Changes made to commercial uses were reviewed. The Commissioners were encouraged to study the document and provide staff with feedback. Staff agreed to present the matter again at a future meeting.

C. Consider proposed amendments to the City of St. George Code, Title 10 Zoning Regulations, Chapter 7 Residential Zones, Article C Multiple Family Residential Zones (Section 10-7C-7(G)) to allow High Density Residential as a permitted use with standard conditions. City of St. George, applicant. Case No. 2006-ZRA-014

Community Development Director, Bob Nicholson, presented the staff report and gave a history of the proposed amendments. The Council asked staff to come forward with provisions for the Planned Development Zone, which would provide greater control over where facilities may be located. A new proposed Section L was reviewed, which contained special provisions for High Density residential development.
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It was noted that the applicants requested the matter be postponed to a future meeting.

Council Member Bunker asked for clarification of some of the provisions contained in the new proposed language.

Enforcement issues were discussed. Deputy City Attorney Paula Houston explained that while a management plan would be required, the City would not enforce it.

Bob Nicholson identified potential issues. He asked that the Commissioners consider the issue over the next month and be prepared to discuss it at a future meeting. He explained that downtown housing is a key component to vitality of cities.

Chairman Almquist questioned whether St. George should offer something for everyone.

Code enforcement issues were discussed. Deputy City Attorney Paula Houston noted zoning ordinances in such facilities would be treated like any other. Commissioner Taylor thought the communitys concerns would have a lot to do with the conduct of the tenants. Deputy City Attorney Paula Houston explained that the units could be individually owned making eviction difficult.

The applicant, Scott Safford, discussed the proposed amendments. He commented that they asked for a continuance because of the changes being made within the project. They had been asked to help develop a solution for work force housing. There had been problems with multiple people living in one home because of the high cost of housing. The project would be professionally managed and would be rent restricted housing to allow lower income individuals to live there. The restrictions would require residents to make an income in order to live there and rent could not be more than 30% of their income. Criminal background checks would also be performed. If rent were not paid, residents would be evicted. Because of the significant investment, they would be kept in good condition. Density issues were discussed. He stated that the project would fill a need that exists. He proposed providing needed housing in a professionally managed project. Mr. Safford explained that a continuance was asked for because the project had been delayed so long that they were unsure it was still financially viable. They had met with some of the neighbors and were in the process of addressing those concerns.

Chairman Almquist believed that if they were tastefully done, they could most likely be incorporated into any area within the City.


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In response to a question raised, Mr. Safford stated that a college student would not qualify for the housing since they would not have an income. Part-time students could be allowed so long as their income qualifies them. Their project would be geared to only one aspect of the work force. A similar project in downtown Salt Lake City had been very successful.

Commissioner Taylor asked what the turnover was. Mr. Safford responded that it averaged 70% per year. He explained that the federal government issues subsidized tax credits that lower the basis of the cost of the building for the developer. By lowering that basis, rents can be lowered. It allows developers to development market rate ground. It would not be subsidized to the renter since they must prove income. He viewed it as the governments way of lowering rents.

Council Member Bunker questioned whether there was a significant number of qualifying single individuals in the City. Mr. Safford was confident that there were and stressed that the need was huge. He explained that it would be high density in terms of the number of units, not the number of people.

Bryce Northrup, a neighbor, couldnt imagine having 92 units within a project and one person controlling what is going on. He thought traffic was already horrendous and the project would only exacerbate the problem. He acknowledged that there was a need for such housing but thought the location was wrong.

Joyce Meezer commended Mr. Safford for what he was trying to do. In response to a question raised, Mr. Nicholson stated that the site consisted of 1.9 acres. The purpose of tonights meeting was to discuss potential code amendments. Ms. Meezer expressed concern with turnover. Chairman Almquist stated that the Commission was considering how such a project would fit anywhere in the City.

Jeannie Bullock commended the City and staff for doing such a good job at controlling growth. She hoped to maintain the beauty that exists in St. George. She asked Ms. Houston about enforcement. Ms. Houston responded that all enforcement is difficult. Chairman Almquist stated that some projects had been done well and all developers could not be painted with the same brush.

Jeannette Stratton, Director of the Downtown Area, asked that the Planning Commission not allow the conditional use permit. If allowed, she hoped each Commissioner would consider the impacts to the City. She hoped the Commission would be accountable for any amendment made. She asked that qualify of life issues be considered.

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Pat Keyes complimented the Commissioners for their efforts and urged them to maintain the existing zoning. She was concerned about potential problems with rentals.

Gloria Shakespeare commented that the idea behind zoning is to know your purpose and pursue it. Her understanding was that the purpose was to build stability downtown. She reported that 50% of the downtown area was already transient. She did not want to increase transient housing in the downtown area. She wanted to avoid ghettos in the making. She stated that all land use decisions should be consistent with the General Plan. She questioned whether the City was aware of how much affordable housing already exists. She reported that 1,000 units already exist and more was being built in Bloomington Hills. She warned against building a welfare state. She suggested that wages be increased instead. She did not think that the government could continue to bear the burden of affordable housing. Ms. Shakespeare asked that the City consider what would be changed prior to granting the proposed amendment. She did not believe the downtown area needed more affordable housing. She did not believe that the proposed change was consistent with the General Plan and asked that the change not be adopted.

Joe Hutchings was concerned about bringing in a conglomerate of single people since it would cause law enforcement problems. It seemed ridiculous to him to consider making the proposed change. He came from a law enforcement background and could have qualified for government programs for many years. He asked that the Commission to consider the type of people that would be attracted to that type of project. He asked that the ordinance not be changed.

Chairman Almquist closed the public hearing. He explained that this was not the first time the City had tried to solve a workforce housing problem. Bob Nicholson stated that the applicants requested the matter be postponed for 30 days. During that time, the City could try and make some accommodations that would be more acceptable to the general public.

Deputy City Attorney Paula Houston asked for input from the Commission on drafting the proposed document. Council Member Bunker explained that the ordinance was not for low-income individuals. In the Provo area there were projects with commercial on lower levels and residential units above. Such development would not be allowed currently in St. George. She had found that such development many times helps revitalize areas. She still had issues with the proposed project, but thought the amendment should be considered on a wider scale.



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Bob Nicholson explained that the amendment would be for a zone change request. The City Council would have to determine whether the request would be beneficial. He suggested the possibility of conducting a work meeting with the City Council.

Commissioner Nobis asked whether the TND concept might allow for such a project downtown. Bob Nicholson stated that that was possible if allowed by the Planning Commission and City Council. Chairman Almquist explained that such concepts were not new. Early on, people had residences above their businesses.

D. Consider proposed amendment to the City of St. George Code, Title 10 Zoning Regulations, Chapter 7 Residential Zones, Article C Multiple Family Residential Zones (Section 10-7C-7(G)) to allow setbacks established by distance to use. City of St. George, applicant. Case No. 2006-ZRA-015

Bob Nicholson reviewed proposed amendments to zoning regulations.


E. Consider proposed amendment to the City of St. George Code, Title 10 Zoning Regulations, Chapter 7 Residential Zones, Article B Single-Family Residential (Section 10-7B-6(B)) to allow Detached Private Garages and Accessory Buildings in the side yard, if within the setbacks established by the zone. City of St. George, applicant. Case No. 2006-ZRA-016

Bob Nicholson reviewed the proposed amendments. He explained that the current ordinance does not allow a detached structure in the side yard. The proposed amendment includes language that would allow a structure that is architecturally similar to the dwelling and meets the side yard setback.




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DISCUSSION ITEMS

A. Discussion on proposed amendments to the City of St. George Code, Title 10 Zoning Regulations, Chapter 7 Residential Zones Article B Single Family Residential Zones (R-1-6, R-1-78, R-1-8, R-1-10, R-1-12, R-1-20, R-1-40). Proposed amendments include three options for recommended minimum lot width in specific downtown areas. City of St. George, applicant. Case No. 2006-DI-010

Planner Ray Snyder reviewed the proposed amendments that included three options for recommended minimum lot width in specific downtown areas. The discussion was the result of a request to reduce the lot width of an R-1-8 zoned property in the downtown location. The request would have created two lots from one. Staff recommended two lots of 66 feet each. The request was ultimately denied by the BOA based on the inability to meet State findings. By contract, the neighboring downtown RCC zone allows a minimum width of 65 feet without architectural design standards. Staff was encouraged by the BOA to approach the Planning Commission and discuss the matter. Staff would support the reduction of lot widths to 65 feet to be compatible with the neighboring RCC zone; however, staff would not support an overall change city wide in the R-1-8 zone lot width requirement. The three options available to the Commission were reviewed.

Commissioner Bracken thought that if the 65-foot width works in one area of the City it should work city-wide.

Commissioner Campbell asked how such a change would affect garages. Ray Snyder explained that the RCC zone would affect garages. Commissioner Campbell didnt want to see all homes be garage dominant.

Deputy City Attorney Paula Houston stated that a motion could not be made on the matter tonight, however, direction could be given to staff as to how to proceed.





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REDUCED SETBACK (A)

A. Consider the reduction of the required ten foot (10-0) minimum rear setback to a two feet five and one eighth inch (2-5 1/8) rear setback and a reduction of the required ten foot (100) minimum side yard setback (west side) to a five foot five and one half inch (5-5 ) side yard setback. The property is located at 1440 West St. George Boulevard. Mack & Sons Jewelry, applicant, Mr. Mark Neilson architect/representative. The property is zoned C-2 (Highway Commercial). Case No. 2006-RS-004.

Planner Ray Snyder presented the staff report and stated that in 2004 the applicant asked for a reduced setback for a T-Mobile building. The site map was displayed and reviewed. Parking issues were discussed. Staff recommended approval.

Commissioner Burks recalled discussing what would happen behind the proposed structure. Chairman Almquist stated that the intent was to move the project to the west.

The applicant, Jerry Mack, stated that there was not intent to provide housing within the building. He explained that although the utilities may be stubbed in, it might not be built. The possibility of utilizing the space for storage was discussed. Access issues were discussed.

MINUTES

A. Consider approval of the Planning Commission minutes for September 26, 2006 and October 10, 2006.





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MOTION: Commissioner Nobis moved to adjourned. The motion passed by the unanimous consent of the Commission.

Meeting adjourned at 9:00 p.m.