Planning Commission Minutes

Tuesday, April 24,2007



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
April 24, 2007 - 4:00 p.m.

PRESENT: Chairman Gil Almquist (excused at 8:40 p.m.)
Commissioner Ross Taylor
Commissioner Kim Campbell
Commissioner Ron Bracken
Council Member Gail Bunker
Commissioner Julie Hullinger (excused at 8:50 p.m.)
Commissioner Chapin Burks
Commissioner Mike Nobis

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

CALL TO ORDER

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

CONSENT ITEMS - FINAL PLATS

A. Consider approval of a final plat for 850 North Roadway Dedication Plat located between 2450 East and 2720 East. Mr. Darwin Christensen, PEPG Engineering, representative. Case No. 2007-FP-018

B. Consider approval of a final plat for Overlook at Green Valley with 50 single-family lots located at 680 South and Dixie Drive. Mr. Rob Reid, Rosenberg Associates, representative. Case No. 2007-FP-001

C. Consider approval of a final plat for River Hollow Phase 2 with 6 single-family lots located at 2670 East and 1300 South Circle. Mr. Brandon Anderson, Rosenberg Associates, representative. Case No. 2007-FP-011

D. Consider approval of a final plat for Hidden Valley Estates Phase 2 with 40 single-family homes located on Hidden Valley Drive and Barcelona Drive. Brad Shaw, agent. Case No. 2007-FP-012
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E. Consider approval of a final plat for The Springs Estates Phase 9 with 2 single-family lots located at 1450 South and east of Springs Drive. Ken Hamblin, agent. Case No. 2007-FP-009

Chairman Almquist read the final plats into the record. The final plats will be taken as one motion.

MOTION: Commissioner Bracken made a motion to recommend approval of the final plats read into the record and authorize Chairman to sign. Commissioner Burks seconded the motion. All voted aye.


PRELIMINARY PLAT

Consider a preliminary plat request for Tonaquint Valley Phase 5 with 8 single-family lots located at approximately 1100 West and 2200 South. Mr. Brett Burgess, applicant. Case No. 2007-PP-008

Senior Project Engineer Cathy Hasfurther said this is an 8 lot subdivision in an R-1-8 zone. The applicant is showing a pedestrian access between lots 6 and 7, in order to access the rear property, which will also serve as a drainage easement. The developer is stubbing the street to SITLAs property to the east. SITLA will provide a temporary turnaround.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval of a preliminary plat request for Tonaquint Valley Phase 5 with 8 single-family lots located at approximately 1100 West and 2200 South. Mr. Brett Burgess, applicant. Commissioner Campbell seconded the motion. All voted aye.


CONDITIONAL USE PERMIT

Consider a request for a conditional use permit for operation of a five-year gravel extraction site to provide material for Milepost 2 Area J and other projects in the south block. The area is proposed to be reclaimed for a future park after the gravel pit extraction phase is complete. The request is from SITLA (State Institutional Trust Lands Administration), Mr. Kyle Pasley, representative. SITLA, Alliance Consulting, and Quality Excavation are co-applicants. The property is located southeast of Milepost 2 in the vicinity of the Atkinville Wash and Lizard Wash area. It is proposed that extraction be performed in six phases on 54 acres (Phase 1A = 4.50 acres, Phase 1B = 4.00 acres, Phase 2 = 9.18 acres, Phase 3 = 9.90 acres, Phase 4 = 10.00 acres, Phase 5 = 8.98 acres, and Phase 6 = 7.90 acres). The property is zoned M&G (Mining & Grazing). Case No. 2007-CUP-007

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Planner Ray Snyder said this item has been reviewed before by Planning Commission at a March 27, 2007 meeting. City Council approved 8.5 acres at the April 5, 2007 meeting. The applicant has since revised the request from 8.5 acres to a total of 54 acres. Staff felt that Planning Commission needed to see this item again due to the change in the acreage.

Commissioner Nobis asked if the entire 54 acres were going to be a park at the end of the completion of their extraction. Community Development Director Bob Nicholson believed it would be.

Assistant City Project Engineer Jay Sandberg said they did put a detail plan together and they are in the process of revising the flood maps. They are trying to keep the channels looking somewhat natural. Jay stated that the City Engineer has met with the applicant several times and they are satisfied with what they are proposing for this area. Jay said they will be excavating below grade but when they are finished they will fill the area and bring it back up to grade level.

Commissioner Nobis wanted to know how are they going to guaranteed to have the site reclaimed and put back to grade. Jay replied there is no guaranteed at this point. The State will stay on top of this.

Commissioner Nobis asked if Planning Commission could require them to have a development agreement or a bond for a guarantee of a park. Deputy City Attorney Paula Houston said they could.

Planner Ray Snyder spoke on the water issue that was brought up during City Council.

Development Project Manager Bill Swenson said the applicant did agree to relocate the water source. He would like to see a timeline on that relocation. To relocate they would have to run a line above the surface. Bill said he feels 90 days would be a reasonable timeline. He has reviewed their dust control plan.

This item was set aside until representative was present to readdress the issue.

Curt Gordon representing SITLA said they have reached an agreement between SITLA, the City and UDOT to provide the gravel material that will actually build the interchange and the southern parkway. Curt said this is a 54-acre parcel and when they are done about 25-30 of that acreage will be used as a park. Part of this will be park and part will be residential. Phasing would not work for the needs of the project. Timing issue were discussed. Curt Gordon suspected that they would be awarding a contract for construction sometime in August or September of 2007.


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Commissioner Taylor asked if there would there be assurances that the site would be filled to flood plain level and would be suitable for a park. Would you be willing to go into a development agreement with the City in regards to that? Curt said they have an agreement with the City already and that is the term of the agreement and Planning Commission approval is part of that term.

Curt said they agreed to operate on the site for five years and then restore the area and dedicate the property to the City. Water issues were discussed. There were concerns with dust in the area. The intent was for the water to help control the dust. He did not think that timing issues were that critical. Phasing issues were discussed.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a conditional use permit for operation of a five-year gravel extraction site to provide material for Milepost 2 Area J and other projects in the south block. The area is proposed to be reclaimed for a future park after the gravel pit extraction phase is complete. The request is from SITLA (State Institutional Trust Lands Administration), Mr. Kyle Pasley, representative. SITLA, Alliance Consulting, and Quality Excavation are co-applicants. The property is located southeast of Milepost 2 in the vicinity of the Atkinville Wash and Lizard Wash area. It is proposed that extraction be performed in six phases on 54 acres (Phase 1A = 4.50 acres, Phase 1B = 4.00 acres, Phase 2 = 9.18 acres, Phase 3 = 9.90 acres, Phase 4 = 10.00 acres, Phase 5 = 8.98 acres, and Phase 6 = 7.90 acres). The property is zoned M&G (Mining & Grazing) and subject to the sufficient agreements to assure restoration of the site back to a park-like condition. Relocation of the water line should be coincident with the contract for the southern parkway. Evidence shall be provided that an agreement is in place prior to the matter being forwarded onto the City Council. Commissioner Campbell seconded the motion. All voted aye. (Chairman Almquist and Commissioner Hullinger were not present for the vote).


SITE PLAN BUILDING ELEVATIONS

A. Consider a site plan building elevation (SPBE) to construct a new retail building called: Tai-Pan. The proposed building would be approximately 90,000 square feet. The zoning is C-3 (General Commercial) and is located at approximately 2720 East Street and 850 North Street. Case No. 2007-SPBE-002

Planner Ray Snyder stated this request is to construct approximately 90,000 sq. ft. retail building. The reason it is before Planning Commission tonight is for the height of the building. The maximum height of the mid point of the entrance roof is approximately forty feet (40'). The average height of the building to the top of the concrete cap is twenty-eight feet (28'). Ray went over the colors and other materials that will be used on the exterior of the building.

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Ray said staff recommends approval with the suggested conditions;

1) The building shall not exceed 40 ft.
2) The building colors and materials shall be per submitted to Planning Commission meeting of April 24, 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.
7) Signage shall be under separate permit.
8) The applicant shall meet all City Traffic engineering conditions as determined during the plan review process.

Traffic Comments:
1) Construct roadway improvements at the STOP-controlled intersection at 2720 East and Red Cliffs Drive consisting of medians within Red Cliff Drive to prohibit left-turn movements from 2720 East. The medians should allow left-turn movements from Red Cliff Drive onto 2720 East. This type of median is installed in front of Pine View Plaza, 2 blocks to the west on Red Cliffs Drive.
2) All signing and striping shall conform to City of St. George and MUTCD standards.

Ken Stewart the applicant said there is a window on the north side of the building. There was discussion on the architectural design for the north side of the building.

Bob Anderson the developer replied the pads in front have not been planned for any uses yet. There have been some interested parties for these pads.

Chairman Almquist spoke on the long stretches of asphalt for the parking lot and how he would like to see them broken up with trees and landscaping. Nick Stewart the applicant said they would be willing to incorporate that into the parking area.

Ken Stewart said there will be a 2-3 ft. strip of landscaping around the building with decorative lighting being incorporated into that landscaping.






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MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a site plan building elevation (SPBE) to construct a new retail building called: Tai-Pan. The proposed building would be approximately 90,000 square feet. The zoning is C-3 (General Commercial) and is located at approximately 2720 East Street and 850 North Street. and include staff recommendations and landscaping islands in the parking lot and strip landscaping with trees around the perimeter of the building. Commissioner Burks seconded the motion. All voted aye.


Deputy City Attorney Paula Houston asked the Planning Commission to return to this item to approve the height of the building which exceeds the maximum 35 ft.

MOTION: Commissioner Taylor made a motion to include in the previous motion that the building height may reach 40 feet at the mid-point of entrance roof as described in the information from staff. Commissioner Campbell seconded the motion. All voted aye. (Chairman Almquist and Commissioner Hullinger not present).

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

A. Consider a zone change request from OS (Open Space) to R-1-10 (Single-family Residential 10,000 square foot minimum lot size) on 3.885 acres. The project is Blackberry Court Phase 2 located at Baneberry / Mulberry intersection in Bloomington. Black Diamonds Holdings, applicant, Mr. Austin Anderson, representative. Case No. 2007-ZC-003

Community Development Director Bob Nicholson said the property is currently zoned Open Space. There is about 3.88 acres and the General Plan recommends Low Density Residential. The adjoining properties are zoned R-1-10. The proposed development would be located outside the current 100-year flood plain and within the erosion hazard boundary. Over the past two years, the property has been elevated. Prior to the property being elevated, FEMA began work on new flood plain maps for the area. These newer maps show that this property is within the proposed modification, however, these new maps have not yet been adopted by the City. These new maps will probably be adopted by the City, and the property will then be within the 100-year flood plain even though the property has been elevated. Concerning the erosion hazard, recommendations from the Engineer, Rosenberg Associates, have been completed according to City requirements. If the zone change is approved, these recommendations will be incorporated into any subdivision approval. A rock wall is being proposed which would protect the subdivision through the erosion hazard.


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Jay Sandberg said after the floods the river was photograph and these are the maps that were used to create the new maps. The area is wide but the flood way is narrow. If this zone change request is approved then they will have to go through a map amendment process. The fill has been engineered. It did not take a great deal of fill to bring that property up.

Jay said the City allows development within the flood plain. Right now the development is not in the flood plain but when the maps are adopted then they will be in the flood plain. The applicant would have to go through a map revision process to get it removed. But there is no guaranteed that it will be taken out prior to building. To develop this property there has to be physical improvements on the property then it has to be maintained.

Rick Rosenberg with Rosenberg Associates spoke on the flood plain, erosion hazard and mapping.

There was a letter received from Craig and Mary Fetzer who are against the proposal.

MOTION: Commissioner Taylor made a motion stating he has concerns about building in a flood plain area, concerns about the whether or not the rip rap is adequate enough for a possibility of a major flood and could create problems on that property and he recognizes that the flood plain boundaries made be viewed on a different map or changed over time. He moves Planning Commission deny this request. Commissioner Nobis seconded the motion. All voted aye.


B. Consider a zone change request from R-1-10 (Single-family Residential 10,000 square foot minimum lot size) to R-3 (Multiple-family Residential) on 1.48 acres. The project is located at 1699 West 1020 North. Ms. Kelly Shannon, applicant. Case No. 2007-ZC-004

Planner John Willis said this is a request for a zone change to R-3 Multiply Family. The area is surrounding the parcel of R-3. The request is to rezone four (4) parcels of land to R-3. Currently the surrounding and adjacent properties are zoned R-3 and this rezone would conform to the current zones in the area.

Kelly Shannon the applicant had nothing more to add to staff comments.

Lionel Fullwood a resident said he is the president of the HOA for Color Tree and he is concerned about traffic movement. He would like to see a 4-way stop sign at a nearby street.

Ed Grey owns property adjacent to this property. He asked how many units are they planning to put in the proposed area. Kelly replied she does not have the answer to that question.

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Doris Love a resident said she is against the increase of density.

John Willis replied on the density, they could have about 12-13 units approximately on all 4 properties. Community Development Director Bob Nicholson pointed out the property is completely surrounded by R-3 parcels this is why staff recommends approval.

MOTION: Commissioner Bracken made a motion to recommend to City Council approval of a zone change request from R-1-10 (Single-family Residential 10,000 square foot minimum lot size) to R-3 (Multiple-family Residential) on 1.48 acres. The project is located at 1699 West 1020 North. Ms. Kelly Shannon, applicant. Commissioner Taylor seconded the motion. All voted aye.

C. Consider a zone change from A-1, A-20, and OS (Agricultural 1 acre, Agricultural 20 acres, and Open Space) to TND (Traditional Neighborhood District) on 106.73 acres. The project is Summerset at Little Valley. Located between Little Valley Road and Commerce Drive. Mr. Jim Raines, Bush & Gudgell, representative. Case No. 2007-ZC-005

Community Development Director Bob Nicholson announced that this is the Citys first proposed TND project. Recently the City approved a revised General Plan for the area of Little Valley. The project consist of 106 acres between Little Valley Road and Commerce Drive. Current zones are A-1 and A-20. Bob said the overall density is 4.5 dwelling units per acre. The proposed number of units will be 480 units. There will be 8.30 acres of trails, 4.17 for a central park, 1.30 for a hillside park, 1.43 acres for green courts and 5.10 preserved bluff. Bob pointed out the long term plan from the development proposal. There has been a design manual that has been adopted for TND projects and also a TND development code. Both can be purchased through the City.

Bob read Section 10-8A-1 into the record on the purpose and characteristics of a TND. Bob read the staff comments which are very specific on the TND Ordinance and Design Manual. (On file at City office).

Bob pointed out a proposed 5-acre neighborhood park where on the corner would be a mixed use building, possibly a daycare center.

Bob presented slides of homes in other cities where subdivisions had tree line streets, 5 ft. front setbacks and driveways in the rear of the homes.

Jeff Winston Planning Consultant comments were read into the record.

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Bob said there should be a church site somewhere in the project. The number of homes and units warrant this.

Planner John Willis presented slides of a typical TND. He pointed out that the commercial areas should integrate with the rest of the development. John said they had Joe Alfandre, a TND builder and consultant review the plans. His comments and suggestions were read and his drawings were reviewed.

Curt Gordan with Desert Canyon Development is the representative for Summerset. He feels their project addresses everything that the TND Ordinance requires. One of the main goals is obtaining affordable housing. The difference between a single-family lot and multi-family lot is not very much. Curt presented a power point presentation. He indicated that he would not like to see single-family homes fronting arterial roads. Curt said they disagree with the comments from City staff in that there should be alleyways. He feels that single-family lots with driveways facing the street would be more acceptable. Curt feels they have created a pedestrian-friendly community.

Jim Raines with Bush & Gudgell had looked at various TNDs and spent a lot of time with builders in the area and talking to them about what is marketable. They found that most TNDs are not affordable and tend to become a higher end product. In looking at the Summerset project, they are at the very outer reaches of the St. George area. They understood that the other elements were important but come later. The first building block must provide the necessary rooftops to support other uses. The specific design elements from other projects were compared. Jim said they want to take the TND concepts and apply them in the St. George market. They also want to keep them affordable. He saw a need for single-family detached homes. Density issues seemed to have gone away and quality and design elements seemed to have become the focus. They found that most young families are active and want access to trails and parks. Pocket parks were discussed. The intent was to provide something nice without having a big HOA fee. Their preference was to include public amenities and avoid large HOA fees. Setback concerns raised previously were addressed in their plan. Pedestrian and equestrian trails would be separated by a berm. Lots would access riding areas directly without trespassing across private property. Jim remarked that there are a great deal of trails proposed in the project. Trails would be 10-feet wide within a 30-foot landscaped median. They looked seriously at fronting the roads, however, they wanted to slow traffic down and make the roads pedestrian-friendly. Jim gave a slide presentation showing various examples of what was proposed. Various aspects within the proposed park were described.

Curt Gordon pointed out that all of the colored areas on the map showed trails leading to the central park. Jim Raines described the different types of trails. The proposed pocket parks were shown. Two transit stops would be provided within the project. The neighborhood center PLANNING COMMISSION
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concept was discussed. Thirteen live-work units were described which would include a mix of residential and commercial units. A mixed-use building was also proposed as rooftops are built. The central plaza area could be used for gatherings and other uses. Housing diversity issues were discussed. The intent was to have different types of housing. They tried to put different sizes and values of lots throughout the community. Lot sizes were presented.

Jim Raines presented examples of alley-loaded products. Twin homes would appear to be single-family attached homes which would be attached in the rear. They would be less expensive but yet maintain the value of the project. With town homes they were trying to work with the topography of the site. A cross section of the entry was shown. An example of a typical street scape was displayed.

Councilwoman Bunker was concerned about the alleyways and asked what had been seen in other projects that caused him concern. Jim Raines remarked that in other projects there were problems with circulation and parking and many thought that the property would have been better used in a backyard. He also expressed concern with garbage collection issues. The marketability of alleys was also of concern. Jim Raines commented that utilities could also not be accessed from alleyways and they would be required to be out front.

Curt Gordon showed a photo of a local alley-loaded product in Coral Canyon that was very unsuccessful.

Bob Nicholson brought up the issue of City-maintained pocket parks. The Citys position on alleys was to include a mixture of both homes with front driveways and homes with alleys. He referred to other products that contained a mixture of alley loaded products.

Chairman Almquist opened the public hearing.

Bob Roth identified himself and representing Western Rock products, which is an adjoining property owner. They were in the process of mining and excavating the adjoining site. He expected the operation to continue for at least the next 18 years. He noted that the project would be bordered on at least two sides by commercial operations.

Scott Roper stated that he lives adjacent to the proposed project. He expressed concerns with traffic.

David Harris a Little Valley Ranches resident, was impressed by the level of detail put into the development. He owns horse property and agreed that the equestrian buffer was too small. He asked that be reconsidered. He thought the proposed density was too high.

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Aaron Prisbee lives adjacent to the proposed project. He had researched TNDs, studied the plan, and read the ordinance. He did not believe that what was proposed was a TND. He thought the maps were completely different than what was shown in the photographs. He referred to the buffer zone and remarked that he and his neighbors owned horses, goats, and other animals. Many kept their animals in the rear of their properties. He thought the proposed buffer was inadequate and should be increased. He had a 42,000 square foot lot and was concerned that directly behind him would be much smaller lots.

Jeff Frazier a neighbor, commended the designers and developers for what he viewed as a great plan. He was concerned, however, with integrating the proposed project into the local area. He referred to the site map and identified geological formations in the area. He hoped the hillsides, bluff areas and Fort Pierce Wash would be preserved for all to enjoy. He urged the Planning Commission to be sensitive to the environment and avoid crowding into beautiful areas. Traffic concerns were described.

Becky Roper asked who would maintain the landscaping and parks in the proposed project. Chair Almquist stated that the larger park would possibly become a City park. Maintenance of the streetscapes, pocket parks, and trails was still undecided but should be an HOA responsibility. Mrs. Roper was concerned about traffic and hoped the roads would go in first. Currently there were no sidewalks in the area and children were having difficulty walking to school safely since there were no sidewalks. She didnt want to see homes built so close behind them. For a certain part of the year they also have permission to keep pigs for 4-H. She wanted to make sure that her rights are protected.

William Winkle a neighboring resident agreed that there was need for affordable housing but felt the proposed project would work better elsewhere. He expressed concern with the infrastructure, the buffer, and maintenance of trails and open space areas. He didnt want to see them become run down. He encouraged less diversity in the area.

Paul Iverson understood that the homes could potentially be converted into businesses. He hoped to see the rights of the current property owners protected. He felt what was proposed was too drastic from what already exists in the area. He thought it was the Planning Commissions duty to protect the rights of citizens.

An unknown citizen felt this was a bad fit because of the surrounding uses. He thought the plan was a good one but there were more appropriate places for it. He thought the Planning Commission should take a stand with regard to what should take place in the area.

Lonnie Myer expressed concerns with the proposed density. He thought higher density projects should be located closer to resources. He recognized the need for affordable housing and hoped PLANNING COMMISSION
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the Planning Commission would consider what is being done in the area. He did not support the density proposed in the area proposed.

Chairman Almquist closed the public hearing.

Bob Nicholson commented that the public hearing format was a difficult one to reach a consensus. Joe Alfandre agreed to conduct a charette where the issues could be worked through.

Councilwoman Bunker liked the idea of having Mr. Alfandre conduct a work session. She was unsure whether what was proposed was what they wanted to have as the first TND in St. George.

Commissioner Taylor thought there were areas that needed a little more work.

Curt Gordon remarked that they had worked on the project for a long time. They were happy to have more discussions. He encouraged the Planning Commission to vote on and support the project tonight.

MOTION: Commissioner Taylor moved to table the matter for further study and work at dealing with the issues identified such as the right to develop agriculture as a part of the deed required. He believed many of the other issues could be resolved with some discussion. Commissioner Nobis seconded the motion.

DISCUSSION ON THE MOTION
Chairman Almquist asked for a time table. Bob Nicholson suggested a work meeting be set up and meet with Mr. Alfandre. He thought it would be best not to set a specific date but perhaps allow for one month.

Commissioner Bracken recognized that the developers had spent a great deal of time working on the project. He thought that should be taken into account. He wanted to make sure the developers were not being over burdened.

Curt Gordon thought four weeks was too long. He thought two weeks was much more reasonable.

Bob Nicholson agreed to try to resolve the issue in two weeks. He thought, however, that might be unrealistic.

Commissioner Burks was in favor of postponing a decision. He thought there were significant differences and wanted to be fair to all parties involved.

All voted aye.


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D. Consider a zone change request for an amended PD Residential zone on 4.125 acres. The project is Beehive Homes Phase 3 located at 2041 South Mesa Palms Drive. Mr. Dan Steurer, Sunwest Development, representative. Case No. 2007-ZC-006

Planner John Willis said this request is before you tonight to amend a PD zone by changing the number of buildings and adding a recreation center. The current PD approval was for 12 structures. The applicant is requesting to decrease the number of structures and increase the size of each building. In addition, the applicant is proposing to add a recreation center and other outdoor recreation activities. The applicant is proposing to dedicate a portion of the development to the City. Staff recommends approval.

The applicant Mark Torley was present. He confirmed that the project would consist of 2.8 acres.

Chairman Almquist opened the public hearing. There were no public comments. The public hearing was closed.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a zone change request for an amended PD Residential zone on 4.125 acres. The project is Beehive Homes Phase 3 located at 2041 South Mesa Palms Drive. Mr. Dan Steurer, Sunwest Development, representative. Commissioner Bracken seconded the motion. All voted in favor of the motion.


E. Consider a zone change from R-1-10 (Single-family Residential 10,000 square foot minimum lot size) to PD-COM (Planned Development Commercial) on 0.820 acres. The project is Town and Country Bank. Located at River Road and 1450 South Street. Brandon Anderson, Rosenberg Associates, representative. Case No. 2007-ZC-007

Community Development Director Bob Nicholson presented the staff report and stated that the request was for a rezone the property from R-1-10 to PD-COM. The request was in compliance with the general plan. Staff recommended approval of the rezone. Staff comments are as follows;

1. Town and Country Bank proposes a temporary facility (up to 2 years) while a permanent facility is built nearby in the proposed commercial center.
2. The temporary bank will be a 2,160 sq. ft. modular building, and will have landscaping and asphalt driveways and parking areas meeting the same requirements as permanent facilities.
3. 1490 East Street is the existing public street access to the Summit Athletic Center. The street will be widened and improved to public street standards.
4. The entire parcel is within the 100-year floodplain and a portion is within the 100-year floodway, however the temporary modular building is just outside the floodway line.
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5. The entire parcel is within the Erosion Hazard Boundary. An erosion study has been completed by Rosenberg Associates and erosion protection has been installed.

The applicant Mike Christensen was present.

Bruce Jensen was the prospective President and CEO of the bank. He stated that it would be a triple-wide trailer. The location chosen was strategic in nature. It was important to them to begin to capitalize on their decision. In order to do that, they needed to operate from a trailer while the permanent structure is constructed.

Councilwoman Bunker asked if he was concerned that the site was within the flood plain and the erosion plain. Bruce responded that they were comfortable with assurances they were given.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a zone change from R-1-10 (Single-family Residential 10,000 square foot minimum lot size) to PD-COM (Planned Development Commercial) on 0.820 acres. The project is Town and Country Bank. Located at River Road and 1450 South Street. Brandon Anderson, Rosenberg Associates, representative. Commissioner Hullinger seconded the motion. All voted in favor of the motion.


DETERMINE USE

Determine whether a small animal boarding facility is a compatible use in the M-1 zone. Case No. 2007-DU-003

Planner Ray Snyder presented the staff report. The request was to determine whether small animal boarding was a compatible use in the M-1 industrial zone. The business would be called The Pet Resort and would feature 24-hour 7-day pet care for dogs and cats. They propose to accommodate 131 dogs in regular suites and 12 cat suites with 14 for infirmary. The use would be all indoors and included dog washing and doggie daycare. The proposed site was identified.

Greg Collinwood the applicant said they liked the proposed area because of the heavy traffic and because it will be in the direction of the new airport. There were many requests for daycare and emergency requests for people going out of town. He viewed the venture as a very prosperous in many areas and a great tax generator. Their proposal was for a 24-hour facility that would allow someone to board their animal at any time. He committed to take care of any odor issues. He believed the service was in great demand. Services offered were described. The facility would also feature a grooming salon. Greg Collinwood expected to start out with 6 to 8 employees and eventually increase to 24.

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Deputy City Attorney Paula Houston reminded the Planning Commission that they were required to look at the purpose of the manufacturing zone. She said they must find this use is industrial use in order to be in the zone, which it did not appear to be. The only other option to permit the use would be to make an amendment and add the use to the zone.

Commissioner Taylor identified uses allowed in the M-1 zone but not in the M-2 zone. Of the permitted uses listed, many were not manufacturing based. Deputy City Attorney Paula Houston stated that they were uses that were voted on and approved in the zone.

Chairman Almquist opened the public hearing.

David Rice of South West Real Estate was present representing the applicants. He reported that the adjoining businesses did not do any manufacturing. He viewed it more as commercial retail. The previous business also was retail in nature.

Planner Ray Snyder remarked that staff received numerous requests within the M-1 and M-2 zones. The M-2 zone was determined to be more restrictive. With regard to the previous motorcycle use, there was manufacturing that took place on the site.

Greg Collinwood thought a service based business was related to manufacturing. Deputy City Attorney Paula Houston responded that many of the uses allowed were a support to manufacturing uses.

Ray Snyder reported that in 2006 animal boarding was approved as a use in the M-2 zone. This request was similar in nature.

There were no further public comments. The public hearing was closed.

MOTION: Commissioner Bracken moved to find that the use is not similar to other uses in the M-1 zone and directed City staff to add the use to the list of uses in the M-1 zone. Commissioner Burks seconded the motion. All voted in favor of the motion.


Public hearings were concluded. Planning Commission continued on with the regular agenda for Site Plan and Building Elevations.

B. Consider a site plan building elevation (SPBE) to construct a new restaurant called: Players Sports Grill. The building proposed would be approximately 6,555 square feet. The zoning is C-3 (General Commercial) and is located on Convention Center Drive (north of the Cracker Barrel restaurant). Case No. 2007-SPBE-008

PLANNING COMMISSION
April 24, 2007
Page Sixteen


Planner Ray Snyder said this new restaurant will be north of The Cracker Barrel approximate 1736 South Conventions Center Drive. The site plan meets and exceeds on site circulation requirements. Cross access connections are proposed. The City Traffic Engineer said there is one drive access onto Convention Center Drive and there are two cross-accesses to the north giving excellent circulation to the hotel. There is also one cross-access to the south giving good circulation with the Cracker Barrel Restaurant. The City Traffic Engineer would ask that the developer be required to obtain cross-access agreements with the property owners to the north and south.

Ray said staff recommends approval with the suggested conditions;

1. The building shall not exceed proposed one story 26'-4". The building colors and materials shall be per submittal to Planning Commission meeting of April 24, 2007.
2. A photometric plan shall be submitted with plan check.
3. Pole lighting shall be of a dark sky style with no lens protruding below the side perimeter of the fixture.
4. The light levels are to be verified by a light meter prior to occupancy by staff.
5. All heating and cooling equipment will be concealed from public view.
6. Signage shall be under separate permit.
7. The applicant shall meet all City Traffic engineering conditions as determined during the plan review process.

Commissioner Campbell suggested that the back side of parapets be made of stucco and the mechanical units screened.

Commissioner Taylor asked what kind of exhaust abatement would take place on the site. Ray replied that he did not know.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a site plan building elevation (SPBE) to construct a new restaurant called Players Sports Grill. The building proposed would be approximately 6,555 square feet. The zoning is C-3 (General Commercial) and is located on Convention Center Drive (north of the Cracker Barrel restaurant), taking into account staffs comments and requesting the client to stucco the backside of the parapets and screen the mechanical units. A cross access agreement was also to be obtained by the applicant. Commissioner Nobis seconded the motion. All voted aye. (Chairman Almquist and Commissioner Hullinger not present for vote.)



C. Consider a site plan building elevation (SPBE) to construct a 15,408 square foot three-story office building. The project is called Southpoint Blackridge Commercial Building. The location is approximately 250 West Street and 1200 South Street. The zoning is PD-COM (Planned Development - Commercial). Case No. 2007-SPBE-007
PLANNING COMMISSION
April 24, 2007
Page Seventeen


Planner Ray Snyder said this is a site plan and building elevation review for one three-story office building. The property is on 250 West Street a public road. The building will have a flat roof design. The proposed height will be forty-nine feet which includes a three-foot roof parapet. The interior horseshoe driveway is a thirty-foot private drive. Three driveways are shown onto the private drive. The drive at the north side of the project is problematic and is placed along a blind curve. The City Traffic Engineer requests that it be relocated or eliminated. Ray said staff recommends approval subject to;

1. Signage shall be approved under a separate permit.
2. Earth tone colors and materials shall be used as represented in the colored elevation submitted April 24, 2007.
3. The maximum building height shall not exceed 49 feet.
4. Street trees shall meet the City Tree Ordinance on 250 West Street.
5. Provide a photometric plan.
6. Comply with the requirements of the City Traffic Engineer.

Engineer Jay Sandberg saw a problem with the driveway location. He stated that it would be dealt with by staff. Access issues were discussed.

Commissioner Bracken remarked that when the project was originally presented it was to be a single-story structure. He was concerned that there were two stories proposed instead of one as originally thought. He remarked that the proposed light earth tone color would become white when built. He suggested a darker color be found.

Bill Western architect remarked that the rendering color was incorrect. The height of the building was described in relation to 250 West. Three stories were proposed on the lower side. The proposed building would be lower than the existing three-story building.

Commissioner Bracken wanted to make sure the proposed building is no taller than the building next to it.

Commissioner Taylor asked that a fly by be generated to show the building in relation to surrounding buildings.

Deputy City Attorney Paula Houston stated the ordinance required it show no less than 500 feet around the entire site and show all buildings and the hill in relation to setting.

Lonnie Gubler, the owner, commented that the building would be much smaller than the surrounding buildings.

PLANNING COMMISSION
April 24, 2007
Page Eighteen


MOTION: Commissioner Nobis made a motion to table this item until a 3-D fly by can be provided. He recommended the driveway access issues be dealt with and the mechanical equipment be screened with parapets. The color issue should also be resolved. Commissioner Burks seconded the motion. All voted in favor of the motion. (Chairman Almquist and Commissioner Hullinger were not present).


D. Consider a site plan building elevation (SPBE) to construct two professional office buildings. The project is Tonaquint Parkway Lot 2. Each building would be two-story with a basement level parking structure located below. The location is on Dixie Drive near the intersection of Silicon Way. The zoning is PD-COM (Planned Development Commercial). Case No. 2007-SPBE-004

Commission Campbell stepped down and did not participate in the discussion of this agenda item.

Planner Ray Snyder said this is a site plan and building elevation review for two proposed buildings. Each building would be two-story with a basement level parking structure located below it. The smallest building main level would be 7,360 sq. ft. of retail and the upper level would be 7,360 sq. ft. of office space. The larger building main level would be 17,300 sq. ft. for retail and the upper level would also be 17,300 sq. ft. and would be used for office space. The building height would be 40 ft. Ray spoke on the 100-year flood plain and the erosion hazard boundary line which are indicated on the site plan.

Ray said there was a Traffic Impact Study submitted to the City Traffic Engineer on April 18, 2007. This proposed development is expected to generate about 2,500 trips a day. The traffic engineer proposes to have a traffic signal at Plantations Drive and 1600 South. City Traffic Engineer proposed three options for the access.

Ray stated staff recommendations if approved;

1. Signage shall be approved under a separate permit.
2. Earth tone colors and materials shall be used as represented in the colored elevation submitted April 10, 2007.
3. The maximum building height shall not exceed 40 ft. as measured from the building midpoint on Dixie Drive.
4. Street trees shall meet the City Tree Ordinance (on Dixie Drive).
5. Provide a photometric plan.



PLANNING COMMISSION
April 24, 2007
Page Nineteen


Commissioner Burks made a motion to recommend to City Council approval of a site plan building elevation (SPBE) to construct two professional office buildings. The project is Tonaquint Parkway Lot 2. Each building would be two-story with a basement level parking structure located below. The location is on Dixie Drive near the intersection of Silicon Way. The zoning is PD-COM (Planned Development Commercial), with staff comments and the maximum height of 41 feet. Commissioner Taylor seconded. All voted aye. Commissioner Campbell did not vote. (Chairman Almquist and Commissioner Hullinger were not present)


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

Consider a proposed amendment to the City of St. George Code, Title 10 Zoning Regulations, Chapter 18 Article A, Rockery Walls. City of St. George, applicant. Case No. 2007-ZRA-005

Jay Sandberg presented the staff report and reviewed the proposed changes. Rockery wall issues were discussed. Commissioner Taylor suggested that reference be made to dry stacking in the rockery wall language.

Timing and noticing requirements were discussed.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a proposed amendment to the City of St. George Code, Title 10 Zoning Regulations, Chapter 18 Article A, Rockery Walls. City of St. George, applicant, with the corrections noted. Commissioner Burks seconded the motion. All voted in favor of the motion. (Chairman Almquist and Commissioner Hullinger - were not present).


MOTION: Commissioner Taylor moved to adjourn. Commissioner Nobis seconded the motion. All voted aye.


The meeting adjourned at 10:00 p.m.