Planning Commission Minutes

Tuesday, March 13,2007



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

PRESENT: Commissioner Ron Bracken (Acting Chair)
Commissioner Kim Campbell
Commissioner Ross Taylor
Council Member Gail Bunker
Commissioner Julie Hullinger
Commissioner Chapin Burks

CITY STAFF: Deputy City Attorney Paula Houston
Community Development Director Bob Nicholson
Planner Ray Snyder
Planner John Willis
Engineer Cathy Hasfurther
Deputy City Recorder Linda Brooks

EXCUSED: Chairman Gil Almquist
Commissioner Michael Nobis

CALL TO ORDER

Acting Chairman Bracken called the meeting to order and welcomed those in attendance. Acting Chairman Bracken led the flag salute.

CONDITIONAL USE PERMIT

Consider a request for a conditional use permit from Zion Factory Stores, Mrs. Becky Pendleton, representative asking permission to construct two (2) decorative towers as a part of a facade change for the retail center. The two (2) towers would exceed the allowable height of thirty-five feet (35'). The approximate height of tower number one would be fifty feet (50') and tower number two would be fifty-two feet nine inches (52'-9"). The property is located at 250 North Red Cliffs Drive. The property is in the C-2 (Highway Commercial) zone. Case No. 2007-CUP-004

Planner Ray Snyder said this request is to construct two decorative towers as part of a facade upgrade for a retail shopping center. Two towers will exceed the allowable height of 35 ft. Ray said he received a call this morning from the applicant who said there is an existing tower they would like to extend the height onto that from 35 ft. to 43 ft. So in essence there will be three towers exceeding the allowable height.

Ray gave a slide presentation of the rendering for height of the towers. Staff does recommend approval.
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Becky Pendleton the applicant stated that the towers stand on their own on the existing concrete. The existing tower is next to Nike store and they would like to raise the existing tower 4-1/2 ft. Becky said the towers are freestanding.

Commissioner Campbell asked what materials they will be using for these towers. Becky replied that there are actually several different aspects to the material. There is a text stone, brick, venetian style stucco texture, and pop outs will have a stucco cover.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request for a conditional use permit from Zion Factory Stores, Mrs. Becky Pendleton, representative asking permission to construct two (2) decorative towers as a part of a facade change for the retail center and renovate and raise the height of the one existing tower to 43 ft. The three (3) towers would exceed the allowable height of thirty-five feet (35'). The approximate height of tower number one would be fifty feet (50') and tower number two would be fifty-two feet nine inches (52'-9") and the existing tower will be 43 ft.. The property is located at 250 North Red Cliffs Drive. The property is in the C-2 (Highway Commercial) zone. Commissioner Burks seconded the motion. All voted aye.


SITE PLAN BUILDING ELEVATIONS

A. Consider a site plan building elevation (SPBE) to construct two new professional office buildings; 1) Building D would be 3,000 sq. ft. and 2) Building C would be 3,990 sq. ft. These are additions to the Cross Road Center at McArthur Landing commercial center, located at the intersection of Riverside Drive and River Road. Case No. 2007-SPBE-001

Planner Ray Snyder said this item was tabled from the February 27, 2007 Planning Commission meeting to allow the applicant time to return with an architectural design more in harmony and compatible with the previously approved buildings in the commercial center. The buildings will be single-story. Building C will be 20 ft. in height and Building D will be 17 ft. in height. Ray spoke on the traffic for the area.

Ray said staff recommends approval with conditions as required by the Planning Commission;

1. Building A shall be single-story and approximately seventeen feet (17') high (the height shall not exceed a maximum of thirty-five feet).
2. Building B shall be single story and approximately twenty feet (20') high (the height shall not exceed a maximum of thirty-five feet).


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3) The building(s) colors and materials shall be per submittal to Planning Commission meeting of March 13, 2007.
4) A photometric plan shall be submitted with plan check.
5) Pole lighting shall be of a dark sky style with no lens protruding below the side perimeter of the fixture.
6) The light levels are to be verified by a light meter prior to occupancy by staff.
7) All heating and cooling equipment will be concealed from public view.
8) A zero setback is approved for BuildingC.

Traffic Engineering Condition

1) The applicant shall comply with driveway and circulation issues to the satisfaction of the City Traffic Engineer during the plan check review process.

Commissioner Taylor asked for clarification on the Citys Traffic Engineers letter. The letter states If they do not get this access, their Riverside Drive driveway used by Wells Fargo cannot provide adequate access for all of the businesses in the future. Commissioner Taylor asked if this includes these businesses or would it mean businesses beyond these. Ray replied they looked at the entire center.

Commissioner Burks asked if they are asking for a right-in and right-out for a future date then why dont they approve this tonight? Spencer Willard a representative said the reason why is because his client does not own that property.

Commissioner Taylor said will there ever be any occasion where you will want to apply for development of the back property until you can secure a right-a-way from the Post Office. Spencer said that particular property will have its own entrance and exit, and its own parking.

Council Member Bunker asked if the air-conditioning and heating units will be screened. Spencer replied the parapets extend 5 ft. above the finished roof.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval of a site plan building elevation (SPBE) to construct two new professional office buildings; 1) Building D would be a 3,000 sq. ft. and 2) Building C would be 3,990 sq. ft. These are additions to the Cross Road Center at McArthur Landing commercial center, located at the intersection of Riverside Drive and River Road, and include staffs comments. Commissioner Campbell seconded the motion. All voted aye.



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B. Consider a site plan building elevation (SPBE) to construct a new commercial center called; Dino Crossing Commercial Center. Three buildings are proposed; 1) Building A would be a 16,000 sq. ft. office building, 2) Building B would be a 21,000 sq. ft. retail building, and 3) Building C would be an 8,000 sq. ft. retail building. The zoning is C-2 (Highway Commercial) and is located at the intersection of Mall Drive and Riverside Drive. Case No. 2007-SPBE-002

Planner Ray Snyder said this is a site plan and building elevation approval for the construction of a commercial center with three buildings. Building A will be a two-story and Building B and C will be single-story. Each building is below the 35' height restriction. Based on the square footage of the buildings and use, parking requirements are 182 and the applicant is showing 214 spaces.

Ray said staff recommends approval with conditions as required by the Planning Commission;

1) The buildings shall not exceed thirty-five feet in height.
2) The building(s) colors and materials shall be per submittal to Planning Commission meeting of February 27, 2007.
3) A photometric plan shall be submitted with plan check.
4) Pole lighting shall be of a dark sky style with no lens protruding below the side perimeter of the fixture.
5) The light levels are to be verified by a light meter prior to occupancy by staff.
6) All heating and cooling equipment will be concealed from public view.

Traffic Engineering Conditions;

1) Construct roadway improvements along Riverside Drive and Mall Drive adjacent to the development.
2) Provide a right-turn deceleration lane per AASHTO standards for the single access on Riverside Drive, and a right-turn deceleration lane per AASHTO standards for the single access on Mall Drive. It is understood that an existing power pole is located on Riverside Drive that will require special consideration when designing the deceleration lane for the Riverside Drive access.
3) Provide a left-turn auxiliary lane into Dino Crossing from Riverside Drive per AASHTO standards.
4) Provide a left-turn auxiliary lane into Dino Crossing from Mall Drive per AASHTO standards.
5) Have the development contribute to the installation of a traffic signal at Riverside Drive and Mall Drive to alleviate the anticipated lower level of service at the intersection when the development is complete. Based on the degradation of the delay at the intersection, Dino
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Crossing should enter into an agreement with the City to participate 25% (or $33,000) of the traffic signal when it is warranted and installed.
6) Left turns at both driveways will be permitted on a temporary basis until such time that left turns in and out degrade the operation of Riverside Drive and Mall Drive, both which are arterial streets. At that time, the driveway will be altered to accept right-in/right-out movements only.
7) All signing and striping shall conform to City of St. George and MUTCD standards.

Commissioner Campbell asked about the exterior materials that will be used on the buildings. Greg Mathis said the material will be a mix of mostly stucco, the roof will be a tile with a flat tone, the facade steps and there are color features.

Commissioner Campbell asked what is on the back side of Building B. Greg said there will be a block wall. You may be able to see about 15-18 ft. of the back of the building.

Commissioner Campbell said he is ready to make a motion to table this item and to make some recommendations.

MOTION: Commissioner Campbell said he would like to table this item until Planning Commission sees an elevation of the back of Building C and he would like to see the sight lines out of the two driveways as well as the sight lines on the corners which seem to be blocked by trees. The motion failed due to lack of second.


DISCUSSION ON THE MOTION

Greg Mathis said he is not sure what Planning Commission wants to see on the back of the building for facade. It will be a very nice stucco. He doesnt think that they want to come in and make columns and make it look like a front of a building because it is not. It is a setback common with backs of other buildings.

Commissioner Burks said they dont want neighbors looking at a huge stucco wall of a building. Greg said they want to do a nice center.

Commissioner Taylor felt that inexpensive decorations on the back of the building could make it look like you considered the view from the rear. Greg said they can look at that but he would prefer to have this item move forward and he will present those plans to City Council.

Deputy City Attorney Paula Houston said Planning Commission should not send this item forward to City Council if Planning Commission is not satisfied.

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Acting Chairman Ron Bracken said he wouldnt be satisfied unless the applicant said he will make some changes.

Deputy City Attorney Paula Houston said maybe the applicant needs to be more specific on what those changes will be so Planning Commission will be satisfied on what it should look like when this item moves onto City Council.

Greg Mathis said he foresees that they are at a minimum setback so it will have space for 2-3 ft. columns. Maybe they could do a tacked on column out to 6 inches and come out on the corners. Change the color and make it match the front facade and come up with some flat eyebrows. Greg said what he is going to propose is 6 inch pop-outs at 20-30 ft. on center along the back and the column will break stucco color.

Bob Nicholson said he wanted to point out that Planning Commission is only focusing on Building B. He said that is the only building that exceeds the 20,000 sq. ft.

Commissioner Campbell said that the materials being used should be pointed out for City Council.

MOTION: Commissioner Campbell amended his motion to recommend to City Council approval of a site plan building elevation (SPBE) to construct a new commercial center called; Dino Crossing Commercial Center. Three buildings are proposed; 1) Building A would be a 16,000 sq. ft. office building, 2) Building B would be a 21,000 sq. ft. retail building, and 3) Building C would be an 8,000 sq. ft. retail building. The zoning is C-2 (Highway Commercial) and is located at the intersection of Mall Drive and Riverside Drive, subject to the changes that the applicant agreed to make. Commissioner Burks seconded the motion. All voted aye.


C. Consider a site plan building elevation (SPBE) to remodel the former Anderson Lumber building into a proposed Staples retail store. Three sides of the original building will remain intact while a new front and facade will be constructed. The building is 23,760 sq. ft. The zoning is C-3 (General Commercial) and is located at 999 South Bluff Street. Case No. 2007-SPBE-003

Planner Ray Snyder said this is an existing building that is being remodeled into a proposed Staples retail store.

Deputy City Attorney Paula Houston stated this is more than just a remodel. The contractors have taken the building down to the shell and that is the reason it is before you. There is essentially a whole new front and facade on the building, including new footings.

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Ray Snyder said the rear and side walls have remained in position. Ray said tonight they are talking about the renovation of the Staples store. This other building will be proposed as a future building. Staff has not received any thing on the new building to date.

Ray said this building is over the 20,000 sq. ft. Anything over 20,000 sq. ft. needs to come before Planning Commission.

Ray said one of the things staff has spent a lot of time on with the applicant is the widening of Bluff Street. The applicant has submitted two plans to staff. One plan shows the landscaping on their property and the vacant area that is UDOTs right-of-way. The other plan is for when Bluff Street is widened they will still meet the 5% minimum landscaping and they will still meet the parking requirements.

Ray went over the design and materials being used for the front of the building. He said the rear of the building is quite plain and vacant.

Ray said staff recommends approval with conditions as required by the Planning Commission.

1) The building shall not exceed thirty-five feet three inches (35'-3").
2) The building colors and materials shall be per submittal to Planning Commission meeting on March 13, 2007.
3) Parking will accommodate Pre-Bluff Street widening and Post-Bluff Street widening.
4) A photometric plan shall be submitted with plan check.
5) Pole lighting shall be of a dark sky style with no lens protruding below the side perimeter of the fixture.
6) The light levels are to be verified by a light meter prior to occupancy by staff.
7) All heating and cooling equipment will be concealed from public view.
8) Signage shall be under separate permit.
9) At such time as the applicant(s) desire to divide the property a formal lot split application shall be submitted and processed with the City.
10) The applicant shall meet all City Traffic engineering conditions as determined during the plan review process.

Commissioner Taylor asked if the Fire Marshall looks at these plans and makes sure that they meet all fire codes. Ray replied the Fire Marshall works very closely with the Building Department on these site plans.

Commissioner Bracken asked how far back is the building to the property line. Greg Adamson the contractor, said it will be 15 to 20 ft. to the next building.
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Commissioner Campbell pointed out that the south elevation of the building that can be seen from Bluff as you are coming into town and the east elevation is the back of the building this is viewed from Main Street. Commissioner Campbell said the building needs some work.

Commissioner Taylor asked about the future building if it would be higher than the proposed Staples building. Commissioner Taylor felt there should be some dressing up of the back side of the building.

Acting Chairman Ron Bracken said if there are no other questions it appears in the essence of time that this item should be tabled and have the applicant come back with new renderings.

Deputy City Attorney Paula Houston stated that this item has already been scheduled for City Council for this Thursday. But if Planning Commission feels strongly that this item needs to come back here then that is what they will have to do. She said unless they can state what is required of the applicant to satisfy the Planning Commission.

Greg Adamson asked what type of design the Planning Commission were looking for. Acting Chairman Ron Bracken said they are looking for something to break up the blank wall.

Commissioner Campbell said something in a variation of color and some columns which would give it an in/out approach to the east side.

Acting Chairman Ron Bracken still felt the item should be tabled and have actual designs brought back to Planning Commission.

Greg said they are in the real push to get it constructed. He was wondering if they could approve the front and maybe the dock side. Those are the two areas they need to work on really fast.

Acting Chairman Ron Bracken said on the front they dont have a problem with moving that forward. Ron asked if that will work with staff.

Deputy City Attorney Paula Houston said they did discuss different ways to allow them to continue working without getting this approval first. There was a great deal of concern that once the City allows them to start building it becomes more difficult to control the rest of the development.

Bob Nicholson said there was a question in the beginning if this should go through Planning Commission due to the fact that this was not going to be new construction. Bob said since that time it has been determined that this will be considered new construction. So this has really popped up on the applicant late in the process. So if the Planning Commission can make some accommodations to move this forward it would be appreciated.

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MOTION: Commissioner Taylor made a motion to recommend to City Council approval for the renovation project with the understanding that the architect will bring to City Council a clear information about the south and east elevations and how they are to be treated architecturally to break up the large flat planes and comply with staff recommendations. Commissioner Campbell seconded the motion. All voted aye.


SIGN PLAN REVIEW

Consider a request for the relocation of an existing temporary sign for Sun River, an active 55 plus senior community development located off Pioneer Road and Sun River Parkway. The applicant is Sun River and the representative is Mr. Scott McCall. The zoning is PD (Planned Development). Case No. 2007-SR-002

Bob Nicholson Community Development Director read into the record the ordinance Section 9-13-4.A.5. Planning Commission approved the existing sign more aesthetically pleasing. Bob pointed out this will be a temporary sign.

Darcey Stewart the applicant said the existing sign has been in place for seven years. He feels this shows they maintain their signs. They would like to move the new sign to a more adequate location.

Commissioner Taylor asked if the sign was parallel to the freeway. Darcey said the sign will be perpendicular to the freeway.

Commissioner Hullinger asked if there was a timeline on the sign. Bob Nicholson said it would be good if the Planning Commission could put a time limit, say 10 years.

MOTION: Commissioner Burks made a motion to recommend approval for a request for the relocation of an existing temporary sign for Sun River, an active 55 plus senior community development located off Pioneer Road and Sun River Parkway. For a maximum time of 10 years or earlier when the project is completed with appropriate landscaping around the sign. The applicant is Sun River and the representative is Mr. Scott McCall. The zoning is PD (Planned Development). Commissioner Hullinger seconded the motion. All voted aye.


Meeting adjourned at 5:20 p.m.