Planning Commission Minutes

Tuesday, June 26,2007



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
June 26, 2007 - 4:00 p.m.

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

CITY STAFF: Deputy City Attorney Paula Houston
Planner Ray Snyder
Planner John Willis
Engineer Cathy Hasfurther
Engineer Jay Sandberg
Deputy City Recorder Linda Brooks

EXCUSED: Chairman Gil Almquist
Commissioner Mike Nobis
Community Development Director Bob Nicholson

CALL TO ORDER

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

CONSENT ITEMS - FINAL PLATS

A. Consider approval of a final plat for 1450 South Roadway Dedication plat located between 1490 East Circle and River Road. Mr. Brandon Anderson, representative. Case No. 2007-FP-023

B. Consider approval of a final amended plat for Green Valley Phase 4 with 65 single-family lots located at Canyon View Drive and 1740 West. Mr. Jim Raines, representative. Case No. 2007-FPA-016

C. Consider approval of a final plat for The Legacy Phase 13 with 21 single-family lots located at approximately 700 West 2200 South. Mr. Ken Hamblin, representative. Case No. 2007-FP-002

D. Consider approval of a final plat for Kachina Springs East Phase 3 with 85 single-family lots located at 2550 North Snow Canyon Parkway. Mr. Michael Purdy, representative. Case No. 2007-FP-008
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MOTION: Commissioner Campbell made a motion to recommend to City Council approval of plats 1 A, C and D final read into record and authorize Chairman to sign. Commissioner Hullinger seconded the motion. All voted aye.


Senior Project Engineer Cathy Hasfurther said on this amended plat for Green Valley Number 4 basically they are taking lot 50 and making it into 2 lots. Each lot will have enough square footage to stand on its own. The lots will be listed at 50A and 50B.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of amended plat Green Valley Number 4 read into record and authorize Chairman to sign. Commissioner Hullinger seconded the motion. All voted aye.


CONDITIONAL USE PERMITS

A. Consider a request for a conditional use permit for permission to construct bathroom space, a multipurpose room, and a tutoring area in Valor Hall an existing private school. The applicant also requests permission to use excess parking spaces located in Harmons (grocery store) parking lot immediately behind the school (by means of a County recorded document). The property is located at 631 South 1100 East Street (adjacent to 1100 East Park). The property is in the R-3 (Multiple Family) zone. Case No. 2007-CUP-014

Planner Ray Snyder presented a power point presentation. He said this request is to amend a previous Conditional Use Permit by expanding an existing private school. Ray spoke on the shared parking with Harmons and there is a recorded agreement for that. There are 14 parking spaces after the proposed expansion. The site is therefore deficient 4 parking spaces without a shared parking agreement. The shared parking that is in place with Harmons will generate 22 parking spaces. There is a City park adjacent to Valor Hall. This park has no on-site parking spaces. Valor Hall has indicated that parking may occur on their property when the school is not in use.

Ray said if Planning Commission recommends approval the following conditions are suggested:

1. The Planning Commission approves the proposed shared parking agreement as presented. During the site plan review process it shall be demonstrated that parking meets the zoning ordinance requirements along with the shared parking agreement as presented. All parking spaces shall be a minimum of 9' x 18' in size with 25' wide drive aisles.

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2. A SPR (Site Plan Review) application along with 4 sets of plans shall be submitted to the Engineering Dept. for standard plan check review.
3. The applicant shall obtain a sign permit.

Traffic Conditions
1. Meet the requirements of the City Traffic Engineer.
2. All signing and striping shall conform to the City of St. George and MUTCD standards.

Commissioner Campbell questioned the shared parking saying his understanding if it is not the same peak time or same hours would that be an issue? Ray replied they did an estimate what parking is required for Harmons. It looks like there are 22 more parking spaces than Harmons need.

Deputy City Attorney Paula Houston said they will need to have more detail in the parking agreement. She said the manager of Harmons here is not the person to give away their legal rights for the parking. The corporate office of Harmons will have to sign the papers for the parking agreement.

Jamie Wilson Principal of Valor Hall said Harmons did give them approval through thier corporate office. She can obtain that letter if she needs to. She uses the parking spaces on off-peak hours.

Commissioner Taylor asked with retail shared parking agreement is there not a condition of convenience involved here? The shared parking needs to be within 200 ft.. Is that 200 ft. by walking distance or driving distance?

Jamie Wilson said their back wall is where Harmons parking is located. If they need to put in a gate then they could accommodate for that. Commissioner Taylor said that would certainly resolve the inconvenience issue.

Deputy City Attorney Paula Houston said this has to be a recorded agreement that will need to go with the land.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request for a conditional use permit for permission to construct bathroom space, a multipurpose room, and a tutoring area in Valor Hall an existing private school. The applicant also requests permission to use excess parking spaces located in Harmons (grocery store) parking lot immediately behind the school (by means of a County recorded document). The property is located at 631 South 1100 East Street (adjacent to 1100 East Park). The

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property is in the R-3 (Multiple Family) zone, subject to the appropriate shared parking agreement involving the corporate office of Harmons be completed and a gateway be made which makes the parking agreement fall within the 250 ft. convenience standard for shared parking agreements and an easement will be recorded in regards to the entrance of the gate and the shared parking and include staff comments. Commissioner Hullinger seconded the motion. All voted aye.


Commissioner Campbell stepped down due to conflict of interest on the next item.

B. Consider a conditional use permit to construct a three-story professional office building that will be maximum of forty-eight feet (48') high. The applicant is Washington County Water Conservancy District. Ms. Barbara Hjelle, Assistant General Manager is the representative. The site is located on Red Hills Parkway (formerly Skyline Drive) at approximately 500 East Red Hills Parkway. The property is in the OS (Open Space) zone. Case No. 2007-CUP-015

Planner Ray Snyder said this is a request to construct a three-story professional office building. The building will be approximately 23,815 sq. ft. with a maximum height of 48 ft. This requires a Conditional Use Permit due to the height and also Chapter 12 stating that any public buildings require a Conditional Use Permit. This will be a public building.

Ray said it is proposed to eliminate the existing road that presently exists to access the animal shelter, power building, and fishing pond. In its place a new fifty foot (50') right-of-way access road will be constructed. The applicant is requesting to remove the existing road as a result of a land exchange with the City of St. George. The applicant desire to have a second drive way off Red Hills Parkway, but staff does not support this request.

Ray pointed out that the parking Lot C will be approximately six feet (6') above Red Hills Parkway and nine feet (9') above the finished floor level of the first floor of the proposed building. In essence the building will be located three feet (3') below the roadway. As a result the building will be approximately forty-five feet (45') above the street grade. There will be a total of 99 parking spaces with an excess of 3 parking spaces.

Ray stated that Planning Commission recommends approval the following conditions are suggested:

1. Approval is given to construct a 23,815 sq. ft. 3-story office building as presented on June 26, 2007, to the Planning Commission.
2. The maximum building height shall not exceed forty-eight feet (48') and the average building height of all sides shall exceed forty-two feet (42').
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3. Signage shall be by a separate permit.
4. The applicant shall submit a SPR (Site Plan Review/Civil Plan Check) application along with civil plans to the Development Services Department for review and plan checking.
5. Include a landscape plan in SPR.
6. Include a photometric plan in SPR.

Traffic Conditions
1. Install a new 50 ft. roadway and abandon the existing roadway (per approved plans by City Engineering).
2. A second driveway on Red Hills Parkway shall not be permitted.
3. The roadway shall be designed to comply with the ultimate ROW for Red Hills Parkway.
4. Meet the requirements of the City Traffic Engineer.
5. All signing and striping shall conform to the City of St. George and MUTCD standards.

Commissioner Taylor said the revised plan shows access to Red Hills Parkway with a crash gate. Jay Sandberg said the Citys Fire Chief would like to see that access. It will not be a full access, the use will be for emergency access only.

Commissioner Bracken asked if there will be mechanical systems on the roof. Kim Campbell architect on the project said they have not decided yet but if they do decide to put the units on the roof then it will be screened and the roof building would be lower.

Council Member Bunker asked about the night lighting. Kim replied that there will be lighting at the entrances/exits but minimal lighting in the parking lot. The lighting will shoot down on the lot.

Council Member Bunker asked if this building could be tucked in the rock area by the Animal Shelter. Ron Thompson said they tried to do a trade for land with HCP but it did not work out.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a conditional use permit to construct a three-story professional office building that will be maximum of forty-eight feet (48') high. The applicant is Washington County Water Conservancy District. Ms. Barbara Hjelle, Assistant General Manager is the representative. The site is located on Red Hills Parkway (formerly Skyline Drive) at approximately 500 East Red Hills Parkway. The property is in the OS (Open Space) zone and include staff comments. Commission Taylor seconded the motion. All voted aye.



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

Consider a request to amend the City of St. George Code, Title 11, Subdivision Regulations; Chapter 2, Section 10 and Title 11, Chapter 5, Section 2, 3, and 5 of the St. George City Code clarifying the standards for construction of subdivisions. Case No. 2007-SRA-002

Planner Ray Snyder commented on the amendment to the Subdivision Regulations. Ray said the underlined text is the proposed new language and the strikethrough text would be the omitted text.

Deputy City Attorney Paula Houston said this request is to mainly clean up with the language for the ordinance. There are a few changes; one of the big changes is that it changes the warranty period from one year to two years for the improvements that the developer has to warranty. Another change in 11-5-3 on page four - paragraph 6, in that paragraph they have done some minor changes to the language so the first of the sentence should read in addition to the required utilities conduits an additional two-two inch empty conduits capable of carrying utility lines will be installed in the public utility easements. What this is doing is requiring the developer to put in two empty conduits line in the trench while it is open for future utilities that may come in to prevent having to cut up roads and sidewalks and disrupting the residents.

Senior Project Engineer Cathy Hasfurther said the two empty conduits will go into the joint utilities trench, it will be another set of conduits. Basically right in the back of sidewalk is where that trench will go.

Commissioner Burks asked if the developer will pay for this - is that correct. Deputy City Attorney Paula Houston replied yes. Commissioner Burks wondered if there was any way that they can get the developer some of these funds that he has extended back when someone finds a need for it. Deputy City Attorney Paula Houston said they did talk about that a little bit because there is an impact on it but the problem is this could take up to 20 years from now that someone may come in and put in new lines.

Deputy City Attorney Paula Houston said no one can go into the trenches without the Citys consent.

Senior Project Engineer Cathy Hasfurther said one of the reasons they saw to extend the warranty is because as the subdivision is being built their trucks and other equipment going continually over the roads can cause damage.


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Commissioner Campbell said how can the developer be responsible when they turned over the road to the City. Deputy City Attorney Paula Houston said it is not turned over to the City until the project is done. In fact by law they are still responsible for the road. It seems to be in their best interest as well as the Citys to have a bond for the road and that is why the City has extended it for two years.

Deputy City Attorney Paula Houston said on page six to record the final plat (just move the sentence around) #3 release the grantee and strike City Engineer (the engineer is not the one - it is Development Services). The 25% is in paragraph B2. It was 10% before.

Deputy City Attorney Paula Houston said there was a great deal of thought and research that went into this for over two years.

Deputy City Attorney Paula Houston stated that Matt Loo said there were times that the 10% did not cover all repairs.

Senior Project Engineer Cathy said they dont have a problem going to Matt and seeing how he came up with 25%.

Deputy City Attorney Paula Houston said you can make a recommendation for the 10% to City Council. Commissioner Taylor said he feels 25% is quite high.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval for everything but 11-5-5-B-2 and have that revisited. Commissioner Burks seconded the motion.

DISCUSSION ON MOTION
Senior Project Engineer Jay Sandberg commented that the big step is to go from one year to two years for the bonding. The major building that took place the City would not have enough inspectors for the area because of the growth. This is the reason for the increase to 25% is because there are not enough inspectors to go around to catch all areas. Jay said the recommendation is to move this forward to City Council.

MOTION (continued): Planning Commissioners decided to pass the motion the way it is. All voted aye.


Meeting adjourned at 5:37 p.m.