Planning Commission Minutes

Tuesday, October 24,2006



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
October 24, 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
Planner John Willis
Engineer Jay Sandberg
Engineer Cathy Hasfurther
Deputy City Recorder Linda Brooks

CALL TO ORDER

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

CONSENT ITEMS - FINAL PLATS

A. Consider approval of a final plat for Hidden Valley Estates with 54 single-family lots located at Price Hills Drive and Hidden Valley Drive. Ivory Homes, applicant, Mr. Colin Wright, representative. Case No. 2006-GP-082

B. Consider approval of a final plat for Hidden Valley Villas with 20 duplexes and triplexes located at Price Hills Drive and Hidden Valley Drive. Ivory Homes, applicant, Mr. Colin Wright, representative. Case No. 2006-FP-080

C. Consider approval of a final plat for Hidden Valley Casitas with 112 townhome units located at Price hills Drive and Hidden Valley Drive. Ivory Homes, applicant, Mr. Colin Wright, representative. Case No. 2006-FP-081

City Engineer Cathy Hasfurther said the first three final plats (A-C), staff is waiting for a development agreement between the City and the developer and on other improvements that need to occur on Phase 1. Cathy spoke on the deceleration lane on Hidden Valley Drive.

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MOTION: Commissioner Bracken made a motion to recommend to City Council approval of final plats 1A through 1C and recommend Chairman to sign with the stipulation that development agreement be signed before recording. Commissioner Burks seconded the motion. All voted aye.


D. Consider approval of a final plat for Pelican Hills Phase 1 with 44 single-family lots located at Dixie Drive and Canyon View Drive. Mr. Brandon Anderson, representative. Case No. 2006-FP-075

City Engineer Cathy Hasfurther said this site is located off Dixie Drive between the old Canyon View Road and the new Canyon View Road.

MOTION: Commissioner Nobis made a motion to recommend to City Council approval of final plat 1D and authorize Chairman to sign. Commissioner Bracken seconded the motion. All voted aye.


E. Consider approval of a final plat for Palomar Phase 1 with 28 single-family lots approximately located at 1980 East Riverside Drive. Mr. Rich Lewis, owner. Case No. 2006-FP-084

F. Consider approval of a final plat for Ledges Phase 8 with 12 single-family lots located between phases 5 and 6 of the Ledges. Mr. Randy Deschamps, representative. Case No. 2006-FP-100

G. Consider approval of a final plat for Crimson Valley Estates with 56 single-family lots located approximately east of 3000 East and 2000 South Street. Ken Miller, representative. Case No. 2006-FP-094

City Engineer Cathy Hasfurther said Palomar is located off the new Riverside Drive extension.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of final plats E through G and authorize Chairman to sign. Commissioner Nobis seconded the motion. All voted aye.


Addendum
8. Consider approval of any amended final plat for Tuscan Hills Phase 1 with 46 townhomes located west of Dixie Drive on 1700 South and south of Plantations Drive. Guy Haskell, applicant.

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City Engineer Cathy Hasfurther said this is an actual recorded subdivision. The applicant ran into building code issues when they started developing. They did not change any of the pad locations or exterior boundaries. The applicant had to change his interior lines. Pads 109-120 the lot lines go front to back.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of the final plat #8 and authorize Chairman to sign. Commissioner Hullinger seconded the motion. All voted aye.


PRELIMINARY PLATS

NONE

REMODEL NON-C0NFORMING BUILDING

Consider a request to remodel a building with a legal, non-conforming parking situation located at 620 South and 400 East. The remodel consists of interior improvements only. The zone is AP (Administrative Professional). Southwest Utah Public Health, applicant. Case No. 2006-NC-002

Bob Nicholson Community Development Director said the ordinance states that even if you are remodeling a building without adding on floor area, if it is non-conforming to various of things, one of which could be parking, then it has to be approved by Planning Commission and City Council. This building was built back in the mid-70's when the parking requirement was based on the number of employees/staff. Back in 1981 when the City adopted some zoning codes then the parking code was based on the square footage. The building has 34 parking spaces in the front along 400 East. They share a 4/7ths of a parking lot which is common to a number of medical buildings out to the rear. That would make it 105 parking spaces available. Since no additional floor area is proposed, but is simply a remodel of the existing space, staff recommends approval. The use will continue as a medical office building. Note; based on the current code, 145 parking spaces would be required based on a ratio of 1 space per 250 sq. ft. of gross floor area.

Commissioner Taylor asked if the number of employees/staff changed?

Lynn Elliott the architect on the project replied the changes will be made in the interior of the building. It will be doctors offices/clinics so it will be a little bit hard to answer your question. The use is not changing. There is a parking area behind this building which is not used very often.


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Chris White from Southwest Utah Public Health said the building has four main tenants right now. They will remain for the time being. The Health Department will move in and as they grow they will ask those tenants to move and find another location for their business.

Commissioner Campbell asked if there was a basement in that building? Chris replied there was an unfinished basement.

Deputy City Attorney Paula Houston asked if this remodeling will be adding additional offices? Chris White said basically those existing offices will be remodeled to accommodate the Health Department. He said as the department grows there will be employees added. Chris said to answer your question, they would not be adding additional offices. There are about 57 employees currently in the building. The landlord is also leasing to other tenants. Deputy City Attorney Paula Houston asked how many employees are there in the whole building total? Chris replied about 80.

Commissioner Bracken said the question is, how much parking was approved back in the 70's for the number of offices and number of employees and is it increasing? Chris said there has been a great deal of movement of different occupants since that time. Chris said they will not change the footprint of the building.

Commissioner Taylor asked about the 4/7ths parking spaces in the rear of the building and what type of business occupy that area. Chris said doctors and other medical uses.

Council Member Gail Bunker asked about the 105 parking spaces, does that include the parking on the west? She said according to the code they are short 45 parking spaces today. Bob Nicholson replied that is correct.

Chairman Almquist asked about a tree that was removed. Chris said there was a tree removed on 400 East. Chairman Almquist said a new tree needs to go back in.

MOTION: Commissioner Bracken made a motion to recommend to City Council approval request to remodel a building with a legal, non-conforming parking situation located at 620 South and 400 East. The remodel consists of interior improvements only. The zone is AP (Administrative Professional), Southwest Utah Public Health, applicant, with the stipulation that staff finds out the number of occupancies and the parking requirements that were original based upon and that the new tenants be allowed only up to that number.





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DISCUSSION ON MOTION
Bob Nicholson said the problem with that is staff would not know how many employees were there in the past.

MOTION (continued)
Commissioner Bracken amended his motion to when parking becomes a problem they would have to stop putting in more employees in the building.

DISCUSSION ON MOTION
Commissioner Taylor said he agreeds there is some concern about the parking but how do you determine that moment when the parking becomes enforceable.

Deputy City Paula Houston said the problem with that is they do have a non-conforming use with the size of their building being bigger than what their parking space is. What they can do is to not allow them to expand their use. This will be difficult to enforce.

Commissioner Bracken withdrew motion.

Commissioner Taylor recommends approval recognizing that they are deficient in parking and have been for the history of the building according to current parking code. Recognizing that they will do all they can to use the parking that is assigned to them and remove those who are intruding on their parking and also require to meet the street tree conditions for the property. Commissioner Hullinger seconded the motion.

Chairman Almquist suggested that they take the 4/7ths of the parking stalls that have been assigned to them and have signs made stating Reserve For and that would help them to enforce the parking and make it employee parking.

Commissioner Taylor said he will make that part of his motion. Commissioner Hullinger seconded that into the motion. Commissioner Taylor said he would like to add that the
storage space remain storage space in the basement. Commissioner Hullinger seconded that. All voted aye.









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PRESENTATION

A presentation from the Energy Services Department will be given by Mr. Phil Solomon, Energy Services Director.

Phil Solomon addressed the board. The department put together a future model to what their uses will be in the future. Assuming what they use today is what they used as their model. They came up with a build-out for a service area. They are in a great partnership with Dixie Escalante. This study comprises only the St. George area and does not include Dixie Escalantes area. Phil said they are only using 67 MW today. In 2025 they think they will be at 254 MW. Back in 1999 there was a resource portfolio into the market. They have broken up their resources into coal, hyro, and natural gas. The reason you dont want to rely on one given resource because if there is a problem with one of them then you pay dearly. For the next three years they have some heavy market purchases. This gives the City a road map and tells them what will be needed. They are trying to stay ahead of the curve and be ahead of the market.

Commissioner Taylor asked him to explain the lift power station. Phil said once it is lifted you gain more power. Commissioner Taylor asked about solar power. Phil said the Citys goal is to try to have 5 MW for resource. This would not be enough to get them over the peak.

Chairman Almquist asked about the power lines. Phil said in the plan it gets the City out in the area of 20-25 in the range. You will see more lines coming in from the north. Hopefully this is what they will need to meet that plan.

Commissioner Burks asked about 2019 to 2025 peak lines. Phil said this shows that the City will be build out by that time.

CONDITIONAL USE PERMITS

A. Consider a request for a conditional use permit for permission to construct a 133,935 square foot climate controlled storage building that would exceed thirty-five feet (35') in height. The building would have five floors; three above ground and two below. The building footprint would be 27,469 sq. ft. and requires a site plan building review. In addition to the storage facility is proposed a 1,500 sq. ft. office and a 4,200 sq. ft. residence. The property is approximately 5.02 acres. The zoning is C-3 (General Commercial). The property is located at 700 South Street and Bluff Blvd. The applicant is Mr. Denis Lyman. Case No. 2006-CUP-026 & 2006-SPBE-014

Planner Ray Snyder presented this item. Ray said this will be two different cases. First will be the Conditional Use Permit and the height a Site Plan Building Elevation will also be addressed.
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Ray said there is a correction on the square footage. On the resident living area it will be 2,700 sq. ft. not the 4,200 sq. ft. as reported. In terms of the height the highest height would be 52 ft. The height was measured from the adjacent grade due to the fact that the sidewalk is quite a distance from this location. Ray said storage units do not have a parking requirement. But due to the fact the patrons would have to park their vehicles and transport storage items inside to various levels. The Planning Commission will have to make a recommendation for parking.

Staff suggests that the Planning Commission has several key issues to consider;

1. CUP: Height elevation and method of calculation.
2. SPBE: Design
a. Vehicle access and parking lots properly designed for safety, efficiency and beauty. Parking lots should be landscaped with shade trees throughout the lot to avoid major heat islands, and to break up large asphalt areas.
b. Landscaping of the project site to promote community appearance.
c. Building facades should have windows and a varied front wall plane with insets and projections to avoid long, unbroken wall segments which give the building an uninterested appearance.
d. Building colors shall be subdued earth tones, with bright, dark, or white colors limited to trim.
3. Permitted Use: A storage rental business is a permitted use in the C-3 zone.
4. Parking: Determine the number of spaces required for indoor storage facility.
5. Landscaping
6. Lighting: Determine lighting placement and illumination levels.
7. Residence in a commercial zone: a managers unit is a permitted use, but a residence is not.
8. Hillside: Determine Hillside permit requirements (it appears a hillside review board is required/discuss as applicable).
9. Lot Merger: Merge the lots together legally.

Gerald Minich the architect on the project presented a 3D rendering for Planning Commission. He mentioned the colors for the exterior building. He said there will be 1 parking for this building of 10,000 sq. ft.. They will have two elevators. The owners will occupy about 2,500 sq. ft. for their residential use. He spoke on the height of the building.

Commissioner Taylor asked what is the percentage grade? Gerald replied it is 15% which is the steepest grade they have. Gerald said he has talked to the Fire Department and they did not have a problem with the building height and size.

Commissioner Campbell asked if there was access around the back of the building. Gerald said there is physical access but not vehicle access. Commissioner Campbell asked about color. PLANNING COMMISSION
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Commissioner Bracken said they want the building the color to match the hill which would be browns and no reds which would hide the scarring. Gerald said he will color the building any color the City wants.

Commissioner Taylor asked about the grade. Gerald said the steep of the hill is 10% vertical on a 15% slope. Commissioner Taylor feels this is steep enough to have a concern. Commissioner Taylor said the concern he has is the height of the building. Gerald said he can adjust the building.

Bob Nicholson said a Hillside Review Committee visit will need to be done. Bob said staff felt they could settle some of the zoning issues and then go out for the hillside visit.

Commissioner Campbell asked about the center feature. Gerald said it is a cement wall that projects out. Commissioner Campbell said he doesnt have a big issue with the height but he does have a problem with the architectural look of the building. His opinion the building should be broken up a little bit more. Commissioner Campbell said the selection of colors are too bright. He feels that the colors should be more subdued and they should add a few more trees to cover some of the asphalt.

Council Member Bunker said she agrees about the color. Chairman Almquist said there is an elm tree that does not do well here, so his concern is that they go with the trees that they depict in their color renderings.

Commissioner Campbell asked about the road continuance. Rick Snyder said this road is part of a road network it will come out behind the Holiday Inn and connect to 250 West. This will be a frontage road for the City. This applicant will have to do part of the road.

Council Member Gail Bunker asked about the moving vans. Gerald said there is a turn around on the north side of the building for the small vans. Council Member Gail Bunker asked how large are the units. Gerald replied the largest unit is 20 x 20.

Commissioner Campbell stated that if there was a large van coming down from that hillside it would be a scary situation. Rick Snyder said they would expect them to follow the standards which is 8% maximum.

Denis Lyman the applicant said he has a similar facility like this in Jackson, Wyoming. There will not be a lot of traffic coming out of this facility. It is not that often they have a huge truck arriving to make a deliver. When they do, they ask them to unload part of the their belongs in a smaller truck and make the delivery that way. They see themselves as assistant managers for this facility.
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Commissioner Nobis asked about the managers apartment and a residence. Denis said there is usually more work that the assistant manager can do. Denis said he sees far more pros to having a managers apartment.

Commissioner Burks asked Deputy City Attorney Paula Houston if a managers apartment can be approved but not a residence in the motion. Deputy City Attorney Paula Houston said the Citys ordinance does not specifically address that. But Planning Commission would have to have a reason to why you are approving two residences.

MOTION: Commissioner Campbell made a motion to table this request in order to do a site visit and to give some direction to the owner. He would like to see some additional facade on the east side of the building and more subdued colors. He would like to see the landscaping being proposed on the site plan on the face of the building that would work. Plus see more traffic review on the grades and slopes and a facility that has one manager unit.

Commissioner Taylor said he would like to see a response from Hillside Review Board.

Commissioner Taylor seconded the motion. All voted aye.

The site visit for Planning Commission and City staff was set for Wednesday November 1st at 4:00 p.m. They will meet at the Surgical Center.


B. Consider a request for a conditional use permit for permission to convert an existing gas station and convenience store (Texaco) site into an expansion of an adjacent car dealership vehicle display lot. The zoning is C-3 (General Commercial). The property is located at the southeast corner of the intersection of Convention Center Drive and Riverside Drive. The owner is Sun Development LP and the applicant is Craig Newby. Case No. 2006-CUP-029

Planner Ray Snyder presented slides of the location. Ray said this is a request to convert an existing gas station and convenience store site into an expansion of an adjacent car dealership vehicle display lot. They have met with the traffic engineer to eliminate the existing driveway and have that become a right turn in only. He said the other existing driveway they would widen for an entrance. Staff suggested the following conditions;

1. No vehicles are to be displayed in the landscape area.
2. Right turn out only on Riverside Drive.
3. Right turn only signage shall be installed.
4. Existing driveway on Convention Center Drive may be widened to 37.5 feet (shared driveway)
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5. All signing and striping shall conform to the City of Sty. George and MUTCD standards.
6. A formal landscaping plan shall be included in the SPR (plan check).
7. Street trees shall be installed to meet the City tree ordinance.
8. A photometric (lighting) plan shall be included in the SPR (plan check).

Chairman Almquist mentioned the removal of the existing landscaping. He wondered if they meet the requirements for the 5% landscaping. Ray said he believes that they meet the requirements.

City Traffic Engineer Rick Snyder said each of the intersections in town have an influence on other streets. The existing driveway on Riverside Drive will manage better if this will be a right out only. The applicant was willing to do that.

Neil Walter NAI Real Estate said they are proposing an extension to Newbys. They plan on making it blend with the rest of the existing car lot. In the future they would like to have a deceleration lane. Currently this is the proposal they will go with. As far as the landscape they plan on putting a 10 ft. strip around the property. Neil spoke on the removal of the gas tanks and that there will be a State signoff on the issue.

Chairman Almquist said that the existing landscaping shows palm trees but you dont on your new plans. He talked about the greenery on the existing gas station property. Neil said they are proposing to add more greenery and landscaping and will be better looking than what is already there. Chairman Almquist spoke on the landscaping trees and the aesthetic looks. Neil said it is his understanding that he would like to see the Raywood Ash remain and the palm trees as well.

Council Member Gail Bunker asked about the parking around the building - how many stalls are being proposed?

Commissioner Campbell asked about the function of the existing building. They talked about approaching another car dealership. They do not plan on occupying the existing building right now. Commissioner Campbell asked if they are still approving the building because it is currently there.

Neil Walter said there is a big Raywood Ash tree that is hiding their building and they would like to remove that tree and also remove the palm trees. He would like the City to consider what they are trying to do there and how they are improving the intersection for that area.




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MOTION: Commissioner Burks made a motion to recommend to City Council approval of a request for a conditional use permit for permission to convert an existing gas station and convenience store (Texaco) site into an expansion of an adjacent car dealership vehicle display lot. The zoning is C-3 (General Commercial). The property is located at the southeast corner of the intersection of Convention Center Drive and Riverside Drive, and to give the applicant consideration to what they have worked out with the City on the traffic and remove the palm trees as requested on the landscape plan as submitted. Also, add staffs comments. Sun Development LP and the applicant Craig Newby.

DISCUSSION ON THE MOTION
Commissioner Taylor asked about the deceleration lane in the future. City Traffic Engineer Rick Snyder said that is one of the options they talked about is to have a deceleration lane but he cannot predict the future.

Commissioner Taylor seconded the motion. All voted aye.


Chairman Almquist left at 6:45 p.m. Commissioner Bracken will take over as Chair.

SITE PLAN BUILDING ELEVATION (Design Review Only)

Consider a request for a site plan and building elevation approval to construct a townhome project. The development will consist of 94 units, a club house, and a pool. The project is called The Flats at South Pointe. The buildings are two-story. The site is located at 2750 East, 450 North. Pine View High School is adjacent to the property to the north. The property is on approximately 7.06 acres. The site is zoned R-3 (Multiple Family Residential). The owner is Mr. Travis Parry, K&K Construction. Case No. 2006-SPBE-013

Planner John Willis presented this item. He said Pine View HS is to the north and Desert Rose apartments to the east. The reason this is before you this evening because this is a multi-family development with a density of twelve (12) dwelling units/acre or more and having twenty (20) or more total dwelling units shall be subject to design review approval by City Council. The Planning Commission and City Council shall review the design plans to determine whether the proposed development will be compatible with the character of adjacent and surrounding developments, and whether aesthetically the development is harmonious with the character of the neighborhood is terms of style, materials, and colors.

John stated staff comments as follows;


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1. Additional roof separation and window shading is needed for the rear elevations, This can be accomplished by varying heights, alignments, adding awnings, shade structures, and recesses for the new elevations, as per City of St. George Community Design Guidelines.
2. Currently, the privacy wall is monotonous and is recommended that change occur by either; varying height and/or alignment, use multiple textures colors and materials, or create visibility to the street by changing materials, such as incorporating wrought iron, as per City of St. George Community Design Guidelines.
3. The Preliminary Plat is being reviewed and the site has issues that could change the layout of the site. These concerns include setbacks and traffic, which is being addressed in the Preliminary Plat process.
4. Before approval of the Preliminary Plat, all City departments will need to be satisfied including the City Traffic Engineer. The following are a few of the concerns and comments from the City Traffic Engineer, which will need to be resolved prior to approval of the Preliminary Plat.
A. To address current circulation problems created by the existing South Pointe Development, The Flats at South Pointe will need to connect the remaining master planned roads through their property. This will include 450 North from 2450 East to 2900 East, 2720 East from 450 North to 810 North, and 2750 East from 350 North to 450 North. These roads are already planned to be connected in the future however without these master planned roads in place the existing residential streets are force to take the place of collector and arterial type roads.
B. The Flats of South Pointe will need to conduct a traffic impact study for the South Pointe Development. This will include the existing phases, The Flats, and the remaining undeveloped land to the north of the existing phases.
5. This approval is not an approval for the Preliminary Plat and should not be substituted for such.

Commissioner Campbell asked about the rendering of the club house. John pointed out the color rendering of the club house posted on the wall.

Linda Kirkpatrick the developer commented on the structure of the club house. They hope to support workforce housing with this project. They have a block wall on the south and east end of the project. The block wall is actually flashed and it blends more into the back ground. They have heavily landscaped on 450 North. Originally this site was planned for residential. Due to the fact that this is next to a high school playing field it was decided that it would not be worthy to put in high end residential homes. They are hoping to attract young families. There will be playground equipment on the site.



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Council Member Bunker asked if she has a project on 350 North. Linda said no, they back up to 350 North. Council Member Bunker said the City has received complaints from nearby residents that come down 350 North. Linda said 450 North does not go through at this time so a great deal of people use the 350 North.

Rick Snyder City Traffic Engineer said he has received complaints on that issue as well. Rick explained how the roads will change and where they will run through. The biggest issue now is 450 North to act as a backup.

Linda Kirkpatrick stated that she is here tonight for a site plan review. They are working through the road issue with the City.

Commissioner Taylor said is this a 90 ft. right-of-way does this not affect the design of your project. Linda replied she is in dialogue with the City. This issue tonight is for the design and color of this project.

Bob Nicholson said it is an 80 ft. right-of-way which was kept for future expansion. You wont see a preliminary plat till that is resolved.

Commissioner Campbell asked about the access in the front and rear of the homes. He would like to see landscape instead of rock in the front and rear of the homes.

MOTION: Commissioner Taylor made a motion recommend to City Council approval of a request for a site plan and building elevation approval to construct a townhome project. The development will consist of 94 units, a club house, and a pool. The project is called The Flats at South Pointe. The buildings are two-story. The site is located at 2750 East, 450 North. Pine View High School is adjacent to the property to the north. The property is on approximately 7.06 acres. The site is zoned R-3 (Multiple Family Residential). The owner is Mr. Travis Parry, K&K Construction. Commissioner Hullinger seconded the motion.

DISCUSSION ON THE MOTION
Linda said they have specially design trees there along the high school playing field. Linda sked if she would have to do landscaping of trees on the other sides of the project. Ron Bracken said it would be beneficially for them to do those units as well. She plans on doing only the units along 450 North. Commissioner Campbell said it should be on all the units.

Commissioner Taylor feels the same way and added that to his motion. Commissioner Hullinger accepted that as a second. All voted aye.

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FLAG LOT

Consider approval of a flag lot in the Millcreek Industrial Park located on Deseret Drive, east of 3050 East Street. The flag is comprised of the rear portion of original lots 31 and 32. Alpha Engineering, agent/applicant.

Bob Nicholson Community Development Director said this was platted back in 1982. The existing lot lines have not been very suitable in the past out there. The existing owners have moved out of this location and a new business is moving in. They would like to create a new situation which would create a flag lot. The ordinance requires a flag lot to have Planning Commission approval. Staff is recommending approval of the flag lot.

Commissioner Campbell asked about the size of the flag staff. Bob said it is 25 ft. Shad Hall with Alpha Engineering said they are using the flag staff right now.

Commissioner Campbell said even though the 25 ft. flag staff but they will also need curb and gutter along that staff which would make it 29 ft.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a flag lot in the Millcreek Industrial Park located on Deseret Drive, east of 3050 East Street. The flag is comprised of the rear portion of original lots 31 and 32. Alpha Engineering, agent/applicant. Commissioner Taylor seconded the motion. All voted aye.


Meeting adjourned at 7:30 p.m.