Planning Commission Minutes

Tuesday, February 13,2007



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
February 13, 2007 - 4:00 p.m.

PRESENT: Chairman Gil Almquist
Commissioner Ross Taylor
Commissioner Michael 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 PLAT

Consider approval of a final plat for Blackberry Court (Bloomington) with 6 single-family lots located at Lupin Way and Mulberry Drive. Mr. Roger Bundy, representative. Case No. 2006-FP-110

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a final plat for Blackberry Court (Bloomington) with 6 single-family lots located at Lupin Way and Mulberry Drive and authorize Chairman to sign. Mr. Roger Bundy, representative. Commissioner Nobis seconded the motion. All voted aye.


PRELIMINARY PLATS

A. Consider a preliminary plat request for The Pointe Phase 3 (Sunbrook) with 15 single-family lots located north of Lost Creek Drive. Sunhill Homes, representative. Case No. 2007-PP-001


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Planner John Willis said this subdivision continues the Sunbrook Planned Development and Master Planned Community. Lost Creek Drive extends one-thousand feet (1000') to a cul-de-sac; however there are only 15 lots being accessed. The northerly boundary is the St. George boundary with Santa Clara and the road is being dedicated beyond the cul-de-sac for a possible future extension. Parts of this subdivision are in the Erosion Hazard Boundary. The developers have submitted the necessary reports and are providing erosion protection. Dedicated access (20' wide) to the Santa Clara river area is being provided in three (3) places. This subdivision is avoiding the Hillside areas. There is prevalence of clay soils in the area.

Commissioner Burks questioned that some of the lots were in the 100-year flood plain which goes right up to their property line, is that correct? John replied that is correct.

Chairman Almquist questioned the 1000' cul-de-sac. He asked isnt the standard for the length of a road 600'? Senior Project Engineer Cathy Hasfurther said it is normally only 600' but with only a few lots staff felt it would work.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a preliminary plat request for The Pointe Phase 3 (Sunbrook) with 15 single-family lots located north of Lost Creek Drive. Sunhill Homes, representative and include staffs comments. Commissioner Hullinger seconded the motion. There was a negative vote and Chairman Almquist called for a vote.

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


B. Consider a preliminary plat request for Royal Pines - Amended to add an additional 6 lots making the total for the subdivision 21 single-family lots. This site is located at 1190 South and 3000 East. Mr. Justin Bracken, Quality Development, representative. Case No. 2007-PPA-003

Senior Project Engineer Cathy Hasfurther said on August 4, 2005, City Council approved a zone change request from A-1 (Agriculture) to R-1-12 (Single Family Residential). On May 18, 2006 City Council approved the preliminary plat for 15 single-family lots. The applicant has acquired the piece on the northerly boundary and is now requesting to incorporate an additional 6 lots. There is a Master Plan drainage corridor along 3000 East. The developers are working with the City toward a cost sharing agreement. This amended subdivision will require Firenze Subdivision to be amended prior to commencing of Phase 2 of the subdivision. A twenty foot (20') easement is required along the west boundary for an existing irrigation ditch.
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MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a preliminary plat request for Royal Pines - Amended to add an additional 6 lots making the total for the subdivision 21 single-family lots. This site is located at 1190 South and 3000 East. Mr. Justin Bracken, Quality Development, representative. Commissioner Campbell seconded the motion. All voted aye.


GUEST HOUSE DETERMINATION

Consider a request to exceed the maximum floor area of four hound square feet (400 sq. ft.) per Ordinance No. 2005-08-005 Regulations for Guest Homes on a Single Family Residential. The request is for a total footprint of 590 square fee which would include a 59 square foot covered patio and a 89 square foot storage area. The guest house would be 442 square feet and include a bedroom, family room, bathroom, closet, and kitchen. The property is Lot No. 75 of the Meadow Valley subdivision located at 2843 South, 2460 East. Mr. & Mr. Nielson, applicants. Case No. 2007-GH-002

Planner Ray Snyder explained the Guest House Ordinance. Staff has had a great deal of Guest House permits since this has been in place. This is the first time one has come before the Planning Commission to request a greater square footage. Ray said that staff calculates the entire square footage under one roof. This would include the proposed covered patio. Staff has encouraged the applicant to redesign the guest house and come into compliance with a maximum of 400 sq. ft. The storage area could be modified in the future to increase the guest house square footage. The intent of the guest house ordinance is to provide a small temporary residence and not a large secondary dwelling unit. The applicant has stated he will remove the decorative feature on the roof peak which exceeds fifteen feet in height.

Commissioner Burks questioned what was in the kitchen for appliances. Randy Nielsen the applicant stated the only items in the kitchen are the sink, microwave and small refrigerator and they all comply in size to the Guest House ordinance.

Randy Nielsen said when they originally planned a guest house they were given the Guest House ordinance and application. He made sure that the architect he hired understood the ordinance building requirements. He stated that the ordinance states that the main floor area of the guest house shall not have less than 150' or more that 400'. He said he interpreted that to mean the family room square footage only. Randy felt there should be a better clarification on this request in the ordinance and it should be stated that the square footage of the building is calculated by all square footage under one roof. He is asking for a waiver on this application.


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Chairman Almquist addressed Deputy City Attorney Paula Houston and said that in item F of the guest house provisions it states Request exceeding 400 sq. ft. shall be submitted to the Planning Commission for review and consideration at a regularly scheduled meeting. He feels there are no parameters for the Planning Commission to go by. Deputy City Attorney Paula Houston said the board should ask themselves, what is the impact on the neighborhood, is this something that will not blend in the neighborhood or is it similar to the height of others in the neighborhood. She said questions to the aesthetics of the building would be appropriate.

Chairman Almquist asked staff if they have had anyone else come to them asking for more than 400 sq. ft.. Ray replied everyone has complied and this is the first to come forth.

Commissioner Bracken asked how this building fits in the neighborhood. Randy replied that the backyard square footage allows an accessory building to cover not more that 25% of the rear yard. He said he is only over 10% of the rear.

Commissioner Taylor asked what is the burden on you to comply with the ordinance? Randy replied none really. Randy has talked with their neighbors and they do not have a problem with this.

Michelle Nielsen the applicant said she has a little sister in a wheel chair and she needs larger doorways and more space in order to turn her wheel chair around.

Commissioner Bracken feels that the applicants are not asking for anything that would be overboard.

Council Member Gail Bunker said this will set a precedent and could make the guest homes become rentals down the line.

MOTION: Commissioner Bracken made a motion to recommend approval of a request to exceed the maximum floor area of four hundred square feet (400 sq. ft.) per Ordinance No. 2005-08-005 Regulations for Guest Homes on a Single Family Residential. The request is for a total footprint of 590 square feet which would include a 59 square foot covered patio and a 89 square foot storage area. The guest house would be 442 square feet and include a bedroom, family room, bathroom, closet, and kitchen. The property is Lot No. 75 of the Meadow Valley subdivision located at 2843 South, 2460 East, finding that the amount of space in the rear yard is only 11% and justification for the storage area. Commissioner Bracken said this does warrant Planning Commission revising the ordinance in order to not let that occur in the future. Commissioner Hullinger seconded the motion.


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MOTION: (continued) - There were negative votes. Chairman Almquist called for a vote.

Commissioner Taylor voted nay Commissioner Bracken voted aye
Commissioner Campbell voted nay Commissioner Hullinger voted aye
Commissioner Nobis voted nay Chairman Almquist voted aye
Commissioner Burks voted aye Motion of approval carries 4 to 3


CONDITIONAL USE PERMIT

Consider a request for a conditional use permit from Mr. Tom Rogers for permission to construct a detached accessory 4-car garage, workshop, and attached canopy that would exceed the allowable height of fifteen feet. The proposed accessory structure would be approximately twenty feet (20'-0") high. The property is located at 68 South, 400 East. The property is in the R-2 (Multiple Family) zone. Case No. 2007-CUP-002

Planner Ray Snyder presented a power point presentation. The request tonight is to construct a detached accessory 4-car garage, workshop, and attached canopy that would exceed the 15 ft. in height. Ray said the proposed structure would be approximately 20'.

Commissioner Taylor questioned why the roof was being requested at 20 ft. if the garage doors are only at 8 ft. Ray could not answer the question due to the fact the applicant was not present due to illness. Ray indicated to Planning Commission that they could make the height a condition as part of the approval. Commissioner Taylor asked what type of work he was doing in the garage to warrant the height of 20 ft. He asked if he is doing fabrication or production work, what is the use? Ray replied he did not know.

Planning Commission stated that the shower needed to be removed from the plans and that there be no residential living in the garage.

Planning Commission discussed to have this item tabled and this would give staff time to ask these questions to the applicant for the next Planning Commission meeting.

MOTION: Commissioner Nobis made a motion to table this item until the next Planning Commission meeting. Commissioner Hullinger seconded the motion. All voted aye.


SIGN PLAN REVIEW

Consider a request for approval of an overall sign scheme for The Trails - a residential planned development located on State Route 18. The applicant is Star Sign and Banner and PLANNING COMMISSION
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the representative is Mr. Rick Boxberger (on behalf of S & S Homes). The zoning is PD-Residential. Case No. 2007-SR-001

Planner Ray Snyder informed Planning Commission the request is for an overall sign for the development The Trails. The size of the sign will be 8 x 16.

Commissioner Campbell asked if this will be a lighted sign? Stacy Young the representative indicated no. He said the sign is the same exact size sign as for the Ledges. Their sign will be further off the highway. That is why they are asking for a second sign.

MOTION: Commissioner Burks made a motion to recommend approval of a request for an overall sign scheme for The Trails - a residential planned development located on State Route 18. The applicant is Star Sign and Banner and the representative is Mr. Rick Boxberger (on behalf of S & S Homes). The zoning is PD-Residential. Commissioner Bracken seconded the motion. All voted aye.


ZONE CHANGE - PUBLIC HEARING (5:00 P.M.)

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

Planner Ray Snyder said Planning Commission is familiar with this item. Ray said this item was originally heard by the Planning Commission on August 22, 2006, at which time the Planning Commission tabled the item to allow for a site visit on August 29th. It was determined at that time that the applicant should resolve traffic, site distance and driveway design issues prior to returning to Planning Commission. Today this item is before you for a zone change request to change it to a PD Commercial. This hotel-like property will accommodate 60 guests in a single-family home that will be converted to a hotel called the Olive Leaf Inn.

Ray said the site presents a safety concern in terms of ingress and egress in that the site distance uphill (to the north) along Skyline Drive does not presently meet safety standards for a commercial lodging activity. The City modified Skyline Drive when 200 East was extended to Red Hills Parkway. The City Traffic Engineer has reviewed this current access proposal and supported it to come before the Planning Commission. The applicant proposes to remodel and add onto the existing house and also to construct two new detached units. Ray went on to say that the revised site plan shows 16 parking spaces. The parking requirement for a hotel is 1 space per room plus 2 spaces for the manager. The applicant originally proposed housing up to 60 guests with 10 full-time or part-time employees. It does not appear that 16 parking spaces would be adequate to accommodate 70 guests and employees. The applicant proposes an approximate

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1,000 sq. ft. addition to the existing home (a third level to the east wing of the home) to make the home about 6,300 sq. ft.

Ray said also the new two-level units casitas are proposed to be built; each of these units are proposed to have a walk-out basement. The Hillside Review Board will have to determine if hillside disturbance is permitted. Ray said they will be moving their driveway access so it does not become an issue.

Phil Giles from Creamer and Noble Engineering representing the applicant asked if there are any questions. Chairman Almquist asked about the new proposed driveway approach. Phil said the City does not allow the current location of the driveway so the driveway will need to be moved to create a safer access. They will need to remove some of the brush on City property in order to get site distance.

Laura Carver the applicant said she is doing this because the City is developing the pond and water tank and putting in an amphitheater. With these amenities so close by she wants to transfer her property to a guest house. Most hotel rooms sleeps 6 people and her mini-suite guest house would have 10 rooms and she doubts that every room would be filled to capacity.

Ray brought to the boards attention that this request is for a PD zone. Ray spoke on the parking. He said Planning Commission has the opportunity to govern how many people she can have there and make that recommendation part of the motion. Ray said maybe also set a threshold for the parking.

Laura said the home is for 8 rooms and then the casita which is for 2 guest per house. The other structure will be her home.

Commissioner Hullinger asked about the number of people in a hotel room. Laura said most hotels have 2 queen beds and a fold out couch and this could accommodate 6 people.

Lucy Christensen a neighbor said she does have a concern on how this will impact her home and the value of her home. She commented that this will devalue her property.

Candace Mesa a neighbor said she has concerns about several things; 1) Skyline Drive is busy and narrow, now they are talking about reconstructing it more and there are safety issues with the hill, 2) someone has to clean those rooms and there will be laundry and cleaning services that will be added, 3) this is a residential area, she feels theyre opening the area to little mini-inns, 4) with the pond below it is a safety concern, 5) when it come to the City park she feels the guests will ruin the park, 6) she does not want to see the cotton woods removed for parking, 7) if they use her justification then they all should be given the right to turn their properties into inns,



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8) does it encroach the desert habitat. Candace would ask the Planning Commission to consider the neighborhood. No one in the neighborhood is in favor of this.

Laura Carver said she does think that what she plans is much different than the bed and breakfast that are currently in the neighborhood.

Ms. Brooks a neighbor said she does not think an amphitheater should be a reason to put a hotel in their neighborhood.

Dall Winn a neighbor is opposed to having this. He is concerned about the noise factor.

Deputy City Attorney Paula Houston said the Planned Development Guest House, commercial retail trail and office and professional use is the catch all the Planning Commission can determine with the harmony in Planned Development. That decision will have to made by them.
Community Development Director Bob Nicholson said the main issue is the scale of the project. He feels a Bed & Breakfast could work but not with 60 guests. If there is only 16 parking spaces then they should be thinking about half of those guests.

MOTION: Commissioner Nobis made a motion to deny a zone change request from R-1-8 (Single Family Residential 8,000 sq. ft. minimum lot size) to PD COM (Planned Development Commercial) on 0.83 acres located at 475 Skyline Drive. Ms. Laura Carver, applicant. Commissioner Burks seconded the vote. All voted aye.


SUBDIVISION REGULATION AMENDMENT - PUBLIC HEARING (5:00 P.M.)

Consider an amendment to the City Subdivision Ordinance to require the dedication of neighborhood parks by the developer as part of the subdivision platting and approval process. Case No. 2007-SRA-001

Community Development Director Bob Nicholson said part of the reasoning for this request is the City has been in the process of updating the parks plan for parks facilities. Park land is currently acquired by impact fees. This will be a change in philosophy. Now they are requesting to shift this forward to make this part of the developers responsibility. The developer will have the responsibility to sub-divide land for a neighborhood park within his subdivision. Presently, the acreage is calculated as 4 acres per 1,000 residents.

Leisure Services Director Kent Perkins said impact fees have always been charged during the building permit process.



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Commissioner Taylor said if this was passed and became policy for the City and a developer donated the land for a park and he was considering the need for affordable housing, would he be able to ask for a decrease in the impact fee? Kent said there are potentials when the efficiency is put on affordable housing. Commissioner Taylor asked if the impact fee could be reduced to offset the property in order to make the building permit more affordable. Kent replied park improvements are paid by the impact fees. The acquisition of the neighborhood parks is not part of the impact fees.

Deputy City Attorney Paula Houston said the land that is being dedicated to the City are for the small 4 acre parks, the impact fees are for the larger parks. Kent said facilities that are built are an enhancement for the neighborhood. Most developers that are building a larger development now have parks designed in their plans before they plat out the neighborhood. The developers come in early because when the parks are put in early it becomes a selling point for the developers.

Kent discussed how the program is administered. There will be a new check off box on the Plat Application. They will discuss such things as if there is a neighborhood park that is nearby in the neighborhood, The developer will complete the application and attach a check. The money can only be spent within that development zone. If for some reason the City doesnt spend that money in a certain amount of time then the money will be return to the developer.

Commissioner Bracken asked if they pay right up front or pay for the whole project? Bob Nicholson said they will pay by phase of the projects.

Commissioner Bracken asked why they wont value the land based on the development. If you go in a particular area and you do an appraisal of property you cant set your values until you do that.

Deputy City Attorney Paula Houston said you dont want this to be a battle over the value of the land. She said there is no provision to have the option - it would be the City to make that
decision. They dont want to give them the option to either give them the land or pay for the land. That is the reason they still need impact fees.

Commissioner Taylor said with every plan there is a plan for open space. Is there a place to allow two developers to join together and pool the requirement of park space together? Kent said yes they could - they could pool it together.





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Kent said it states that every resident should be within a half a mile of a park.

Commissioner Nobis said when they are built out how do you go back and charge for more money in order to enhance the parks. Kent replied it will be done by General Funds.

Commissioner Burks asked about the impact fee for parks. Kent said it is $2,700 for a new park. Kent said the plan is to balance out the expenditure and if you dont have the fee then you have to put the funds in the general impact fee.

Ron Thompson said how do you decide the ratio of 4 acres per 1,000 residents if a majority of them are not full time residents. He is concerned about the cost for the management of these parks. He feels the cost would hurt the residents because they will have to pay for the cost of the parks in purchasing price of their homes.

Carol Sapp with Southern Utah Home Builders Association said she has not seen the proposed ordinance. Carol handed out a Memorandum she prepared (available for review in the City Office). Carol said they dont look at the percentages of people that live there part-time or full-time. It is worthy of consideration but it is not a point she brought up in her comments. It was agreed by City Council that if something was in the pipe line and they had preliminary plat approval then they would not have to go through this. She said the current market conditions it should not be more than 6 months. This will slow the process down and the development plats will take longer to process. The important part is the board will be created by three people for appraisers. There are things that have to happen to be fair. Carol said what happens when they go out and they need property. This master plan for parks has increased the level of parks for this community. This will affect the affordability of housing. This will have to work on paper in the terms of costs. The developer will have to figure in the housing cost how much it is going to cost him to give 4 acres for the park. The fair way to increase parks in this area is through the bonding process. In the bonding process then everyone in the community will help to pay for those parks. Bonding removes the responsibility from the City and gives the developer the chance to develop affordable property.

Don Rawlings said he is concerned about adding extra fees to property developers. The high impact fees will make it impossible for people to afford the homes. He was wondering if he would get some credit for the Seegmiller Park for 5 acres that has been sitting out there. He feels the impact fees need to be looked at a little bit closer.

Curt Gordon said their concern is if you have a offset - he is concern about getting double charged.

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Kent Perkins said if the City thinks the land in the subdivision could be a neighborhood park then the City will build that facility and return to the developer the money. Kent said they are sensitive to the type of land that is available for a park. Leisure Services took at community survey and 82% of the community who responded to the survey believed that it is important to have a park nearby by walking. He receives calls from residents who want to know where their neighborhood park is located. The park impact fees can only maintain the existing standards.

Commissioner Bracken said if a subdivision does not have the land then at what point, does the City purchase the land? Kent said they will try to identify the most reasonable place for a park at that time. Commissioner Bracken asked if will they have to wait 20 years to see a park. Kent said if the City doesnt spend the money in a certain amount of time then they will get their money back.

Deputy City Attorney Paula Houston said one of the issues you have is that you can bind the City that funds will need to be spent by. The only option you have is that if you cant build a park in that amount of time then you need to give the money back. Commissioner Bracken said there needs to be an interest factor to the person who has money setback.

Chairman Almquist said this is something that cannot be voted on here tonight, due to the amount of information the Planning Commission needs to digest.

Bob Nicholson said this could be continued to the next meeting in two weeks. Maybe they could have a joint work meeting with Council. Bob said someone has to pay for the parks and there are difficult choices to be made.

Council Member Bunker asked if some of Carol Sapps comments could be incorporated into the ordinance. Bob said they could look at that.

MOTION: Commissioner Bracken made a motion to table this item for 2 weeks. Commissioner Burks seconded the motion. All voted aye.


GENERAL PLAN AMENDMENT - PUBLIC HEARING (5:00 P.M.)

Consider an amendment to the City General Plan to include the Little Valley Sub-Area Plan. The proposed land use designations include Agriculture, Low, Medium, and Medium High Density Residential, Commercial, and Open Space. The area encompasses approximately 3,355 acres (5.2 square miles). The area extends approximately from 700 South, southward to confluence of the airport ridge and the Ft. Pierce Wash and Schmutz Hill (Stonecliff) eastward to the Washington City boundary. Case No. 2007-GPA-001

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Bob Nicholson said he has a few brief comments. The goal in this general plan is to strike a balance in the interest from those who have properties and want to develop and the others who have horses and wants it to remain the same. Bob said an adequate buffer is to achieve that goal. Tonight is no way a zoning action. Bob explained the difference between a general plan and a zoning ordinance. Zoning is step two in this process. The goal is to show the development intent for this area. The plan also incorporates Washington City. There will be public hearings for any zoning requests. The current zoning will stay in place until developers come up and ask for a zoning change.

Commissioner Burks asked about the time line for re-zoning? Bob said it is about an 8-week process. The State law requires public hearings before City Council.

Jeff Winston with Winston & Associates said at the last session there were comments raised regarding the buffer zones. One of the ideas is that they want feathering to be deferred. He presented three alternatives; 1) with trails and public street, 2) rear yards adjoined, and 3) with trails and alley. Jeff said that a 10,000 sq. ft. lot would be the normal for the area of Little Valley but there will be some smaller lots. They built in a 100 ft. buffer zone in each of the alternatives. The trails would be an equestrian trail and a pedestrian trail. Jeff said there was another possibility would be to

Commissioner Bracken said none of the property would be in the 100' buffer. Jeff said no.

Commissioner Taylor said the 100 ft. setback would be up to the agriculture property line. Jeff said yes. Commissioner Taylor asked if there any less than that. Jeff said no.

Commissioner Bracken said on Horsemans Park he noticed there is no buffer along there. Jeff said it is proximity of the school and the park across the street they see that area being move eventually.

Commissioner Bracken asked how close can the horses be that location?

Bob said that will be a zoning clarification when they come in for a zone change. Normally it is 100 ft. setback.

Commissioner Bracken said then what is the reason for the buffer. Jeff said the intent for the buffer is that there is no intentionally to have them near the horses. Commissioner Bracken said it would be more proper to allow that buffer to be more flexible to be more site specific. Jeff said their thinking was that some cant find horse property.


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Ron said he wanted to point out the Washington canal system. The canal company is just finishing a project. It is his personal opinion that the existing roads were developed to the canal system. The master plan needs to respect those canals that are out there. He feels the roads needs to use the canal system and not a subdivision. He wants to have those pipelines protective. He does not think the plan addresses this issue well enough.

James Elought said he owns property on Commerce Drive about 17 acres which is currently zoned Open Space and he wants to put in stables. How does it get it re-zone so he can put in about 200 horses on the property or can he do it in an open zone. Deputy City Attorney Paula Houston said this would require a zone change as agricultural.

Larry Blake said he has 8 acres and is encompassed with a coral. It looks like he has it as a residential park on the general plan. He understands the development. There is a trail going through his farm land and he is not happy about that. He spoke on the noise from the animals and that the neighbors away 100 ft or 150 ft. will be able to hear. He said Enterprise has adopted an ordinance. Washington County has adopted it. It should be noted someway that the neighbors who are 100 ft away that they are in an element to hear noises from these nearby farms. This will help eliminate any problems.

Paul Iverson said agriculture zone allows a dwelling and would allow him to build a corral within 50 ft. by City ordinance a dwelling cannot be within 100 ft. His question is if his corrals are in the back of his property but if a development comes in and builds a house within 75 ft. to the property line can he still build a corral within 50 ft. from them. Bob said the 100 ft. buffer would apply to the property that is non-ag because he was there first. Paul said the master plan as it is has been changed, is being pushed because property owners want more value of that property. Where does the City goes with that request? How much value are you going to add to the person who wants to change the master plan?

Jeff Winston said they looked at that question. The difficulty they ran into is that much of this area when you create large lots you have irrigation water then they need to go with a reasonable subdivisions. They are trying to do this in an orderly way.

Don Rawlings said he is in agreement with the canals. The sewer line is running east and west along his property due to the City realigning it. He said that the Bridle Gate Subdivision will be a good asset to the City.

Christy Jones said the area has a different attitude in Little Valley. She loves having the space and allowing her child to run freely on the property without a worry. She feels the development needs to reasonable.

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Loren Nielsen said he representing some owners out there in Little Valley. He said it will be marked on the general plan for MDR and Commercial. He represents support.

Mike McGregor said he does believe that the residential zones that are being proposed are of some value. He believes that it is still too much as stated as it now reads. Mike read from a paper he passed out. There is a copy of this on file at the City for review. He feels the agricultural area is not an area that should be included with the general plan. He would like to suggest that this get tabled to have it study further.

Council Member Bunker said there have been a couple of people that want to develop property. It ties their hands because people will want to develop their property the way they want to. She feels it has to remain vague in order to work. There needs to be some type of general plan to see what can go out there.

Mike said the way this is proposed there could be high rise condos out in this area.

Commissioner Taylor said is Little Valley is about 3,300 acres and on 908 acres you have discussed. What about the rest of the acreage. Mike said the area marked RES there are some general guidelines that should happen but it does not say what can happen.

Commissioner Bracken said this is not a zone change. There cannot be a change unless they come forward and ask for a change.

Commissioner Nobis asked staff if they could poll people to see what they would like their property to be and overlay it over the master general plan.

Jeff said if you want to poll everyone then you need to ask them if they want to commit their property to the next generation, and the next generation and the next generation. This change is not going to happen over night. Given the relatives of this area - eventually people realized that it is not going to substant. What they are trying to do is that in a long term vision there are certain
pressures for development and far and far less opposition to develop agricultural. In the long term they need to be thinking about where they want roads or commercial and you need a frame work to know how that is going to work.

Chairman Almquist said some developers may think that this will work to their plan. Jeff said this is not a conservation plan to know what everyone does with their property.

Commissioner Campbell asked if the amount of data that has been collected is enough to come up with a scenario? This particular problem involves a lot of board members. It is impossible to get all the information. He needs to feel that they have talked to enough land owners to say that this is a good plan.

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Jeff replied that they have talked to large and small land owners. They had a public meeting and large owners of land would come up and say that is not how I felt. Have they gone door to door or a public survey. But they have looked at traffic plans, where things are headed, land features and where connections need to be, and the new airport location. Ft. Pierce is going to build out, there is a school in the middle. They have looked at what Washington City is going to propose. There are a lot of things moving and it will make it difficult to not have this area moving.

Ray Cox said his dad owns 125 acres in Little Valley. He is certain this plan is not right for his family. When he compares it to the general plan from 2002 - this plan is light years from where it was. He feels that the plan is lacking more neighborhood commercial. Mike McGregor suggested that the people he has talked to are opposed to this type of change. Ray said he has had the exact opposite opinions from the farmers. He believes the writing is on the wall.

Ed Burgess said they own 320 acres of the 900 acres that Mike talks about. The Seegmiller family goes back and forth. He has purchased some property from them. The City took time to do a research when I purchased my property two years ago. This is something that was not done overnight. The buffer makes sense to him. When Mike quotes acreage it is only 3 people. This is not a huge thing of people here. He would ask for the board to approve this general plan.

Paul Gough said this debate goes back and forth. There seems to be some confusion on the agricultural. He is not farming his agricultural property to make a living. He is an eye doctor. He feels what they are asking for is out of line. You are getting some resistence because there are some residents out there that wants it to remain agricultural. He feels the nuisance ordinance should be in play for this area. He is not anti-development but he does not want to loose value in his property because of the development.

Curt Gordon said he lived next to a dairy farm and when he moved down here he moved to Green Valley. He believes that farming area is a great idea. There has been a great deal of information gathered. Not having a plan will create a hodge-podge of development. This will go a long way for St. George to have a vision for this area.

Brett Burgess said he believes that they have had adequate time to suggest what they want to do with their property. He also would like to make a point to say this goes back to property rights. If a trail is built to give them the ability to ride their horses.

Commissioner Bracken said no double frontage lots in the area. Going down Little Valley Road may force that to happen. Bob said Little Valley Road is a mixed bag. Frankly when it comes to developing great neighborhoods - they will try to encourage homes fronting streets. They are trying to discourage double-frontage lots. They prefer to have the homes front the streets not backing to the roads.


PLANNING COMMISSION
February 13, 2007
Page Sixteen


Bob said Dr.Gough had a good suggestion on the corridor. But the problem is all property owners on Little Valley Road have expressed just the opposite that is where the buffer zones came in play. They propose to add to the policy the right to farm. Those should be notes on plats. They should include the right to farm. Bob spoke on the growth of St. George over the years. He said 20 years ago there were only 17,000 people here now they are approaching 80,000.

MOTION: Commissioner Nobis made a motion to recommend to City Council approval of an amendment to the City General Plan to include the Little Valley Sub-Area Plan. The proposed land use designations include Agriculture, Low, Medium, and Medium High Density Residential, Commercial, and Open Space. The area encompasses approximately 3,355 acres (5.2 square miles). The area extends approximately from 700 South, southward to confluence of the airport ridge and the Ft. Pierce Wash and Schmutz Hill (Stonecliff) eastward to the Washington City boundary and to include that stipulation show all the roads along the canal and add a policy with the right to farm. Commissioner Bracken seconded the motion.

There was a negative vote. Chairman Almquist called for a roll call.

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