Planning Commission Minutes

Tuesday, July 10,2007



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
July 10, 2007 - 4:00 p.m.

PRESENT: Chairman Gil Almquist
Commissioner Ron Bracken
Council Member Gail Bunker
Commissioner Mike Nobis
Commissioner Kim Campbell
Commissioner Chapin Burks

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

EXCUSED: Commissioner Julie Hullinger
Commissioner Ross Taylor


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 River Road Office Complex (Rim Rock Commercial Center Lot 5) located at 100 South and 1470 East. Mr. Jim Raines, representative. Case No. 2007-FP-028

Also, consider approval to vacate Lot 5 of the Rim Rock Commercial Center. Located at 100 South and 1470 East. Mr. Jim Raines, representative.

Senior Project Engineer Cathy Hasfurther said currently lot 5 of the Rim Rock Commercial Center is vacating out of the plat that has been recorded. The reason they are vacating the lot is because they are condomizing the office building they are building there.

Commissioner Nobis asked if they have Homeowners Association involved with this. Deputy City Attorney Paula Houston replied she believes there is a Homeowners Association attached with this commercial complex. Commissioner Nobis questioned if they have received approval from the Homeowners Association for vacating this lot.

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Senior Project Engineer Jay Sandberg said City staff met with Jim Raines from Bush & Gudgell. He believes that Jim indicated they own all the lots right now. They have a consent to vacate from Ed Burgess who owns all the lots he believes. He will check that to make sure.

Brett Burgess with Quality Development said there are two lots that are in the association that they do not own. They control 80% of them. They can set up a meeting to vacate that lot. He needs to check on the percentage of what the vote needs to be through their by-laws.

Deputy City Attorney Paula Houston said Planning Commission can move forward with this as long as the consent letters are in place before they present this item to City Council. She said it is also based upon the HOA approving this.

Deputy City Attorney Paula Houston clarified to Planning Commission that they will need to have two motions, one to vacate lot 5 and one to approve the final plat.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a final plat for River Road Office Complex (Rim Rock Commercial Center Lot 5) located at 100 South and 1470 East, subject to having the association approving the consent and handing in the documents to the Citys Legal Dept. prior to City Council and authorize Chairman to sign. Mr. Jim Raines, representative. Commissioner Bracken seconded the motion. All voted aye.


MOTION: Commissioner Campbell made a motion to recommend to City Council approval to vacate of Lot 5 with approval of the association prior to City Council and authorize Chairman to sign. Commissioner Nobis seconded the motion. All voted aye.


B. Consider approval of a final plat for a two lot commercial subdivision for Hidden Valley Commercial. Located at Brigham Road and Desert Hills Drive. Mr. Jim Raines, representative. Case No. 2006-FP-115

C. Consider approval of a final plat for The Cove at Sunbrook a fifty (50) lot town home subdivision. Located at Sunbrook Drive and 2240 West. Mr. Brandon Anderson, representative. Case No. 2007-FP-029

D. Consider approval of a final plat for Las Palmas Resort Condominiums II Phase VIII, Correct, Amended and Extended located at 1845 West Canyon View Drive. This amendment is to only change the unit number on the plat to match what is actually on the ground. Mr. Brandon Anderson, representative. Case No. 2007-FPA-031
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Senior Project Engineer Cathy Hasfurther said they can take the next three final plats under one motion.

Cathy said Item B Hidden Valley Commercial is ready to go as shown. On Item C The Cove at Sunbrook the developer has asked to change the name of the plat from Bellesara Phase 4 to The Cove at Sunbrook. Item D is an amended plat because the lot numbers on the plat do not match to what is existing on the ground.

MOTION: Commissioner Bracken made a motion to recommend to City Council approval of final plats B and D and approve final plat C with the new name change to The Cove at Sunbrook which replaces Bellsera Phase 4 and authorize chairman to sign. Commissioner Campbell seconded the motion. All voted aye.


ROAD ABANDONMENT

Consider abandoning a section of Heritage Drive off of Dixie Drive in the Williamsburg West Subdivision. The applicant is Mr. Gerry Brown. Case No. 2007-RMP-001

Community Development Director Bob Nicholson said this is a request to vacate. The road used to provide access into Williamsburg West Subdivision. When the City realigned Hilton Drive and Dixie Drive and the new bridge, that road then became infeasible. It was a safety problem. They agreed to close that road off which they did with a cul-de-sac and they have an access of Indian Hills Drive. The road no longer exists in place so they need to abandon it from the plat.

MOTION: Commissioner Burks made a motion to recommend to City Council approval abandoning a section of Heritage Drive off of Dixie Drive in the Williamsburg West Subdivision. The applicant is Mr. Gerry Brown. Commissioner Bracken seconded the motion. All voted aye.


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

A. Consider an amendment to the City General Plan Land Use Map. Both the existing land use designations and the proposed land use designations include mixed residential, commercial, open space, parks and 18-hole golf course, and related land uses. The area encompasses approximately 2,466 acres. The project is Desert Canyons. The site is located in the south east corner of St. George, south of the proposed airport and adjacent to the Arizona border. The applicant is Desert Canyons Development. The representative is Mr. Curt Gordon. Case No. 2007-GPA-003


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Community Development Director Bob Nicholson pointed out on the three exhibits, land use map, trails & open space and walking plan. It is on the southeast corner of St. George. In the year 2000 the Leucadia Corporation prepared a similar mix of land uses in anticipation of the replacement airport and the southern corridor road. The City asked to avoid problems to keep development on the east or west side of the proposed airport. The proposed Master Plan would result in a mostly self-sufficient community with 3 neighborhoods and up to 6,081 total housing units (16,523 population potential).

Staff is in favor of the proposed general plan amendment.

Curt Gordon the applicant said this is a General Plan Amendment that was previously approved in 2000. He is here today to indicate some of the changes they are asking for in this amendment. The project is located in the southeastern part of St. George. They are working on infrastructure planning and trying to keep up with it. Under the flight plan there is a change to a golf course and open space.

Chairman Almquist asked at 5:15 p.m. to have the applicant to hold off on his remarks and comments and move onto Item 3B due to the amount of residents present. The applicant did not have a problem with holding off on their item. Returned to item at 6:24 p.m.

Curt pointed out the changes to the southern corridor. The project is this - 128 less residential units and some of the project is smaller because the airport has purchased some of the property, they have 54 more acres of open space, they have 23 more acres of roadways and the southern parkway, and they have one 18-hole golf course as opposed to two. The vision they have is to preserve the unique character of the natural landscape, they will have three mixed use densitys neighborhoods and a park within each of those neighborhoods. There is an open space network that connects each of the neighborhoods together and they also planned in airport friendly uses that are consistent with the adopted City plan. The cliff areas out there are all planned as open space areas. There will be 3 interchanges on the southern corridor and each of these interchanges will have a looping roadway system that will loop through the project. They will have a very extensive trail system that connects through the whole project. The scale of this project is 3 miles by a mile and a half. They plan eventually having 16,000 people living out there. Curt said their next step is to come and talk about zoning and infrastructure.

Council Member Bunker asked ir the land that was set aside for the elementary school was enough. Curt said they did have another school site but the staff felt it was getting too close to the airport. They do recognize a need for another school site so they will figure out another site.

Chairman Almquist asked about the 40 degree slopes. He asked if they are in the overlay zone. Curt said he believes he has a small portion that is in the Hillside area. Chairman Almquist said the smaller 40% is only contour lines, will they be more incidental. Curt said probably yes.
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Curt said they have not proposed any mineral extraction. Curt said it would be their desire to have the property ready to market when the airport opens.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of an amendment to the City General Plan Land Use Map. Both the existing land use designations and the proposed land use designations include mixed residential, commercial, open space, parks an 18-hole golf course, and related land uses. The area encompasses approximately 2,466 acres. The project is Desert Canyons. The site is located in the south east corner of St. George, south of the proposed airport and adjacent to the Arizona border. The applicant is Desert Canyons Development. The representative is Mr. Curt Gordon. Commissioner Nobis seconded the motion. All voted aye.


B. Consider an amendment to the City General Plan to Land Use Map. The existing land use designation is LDR (Low Density Residential 1-4 du/ac). The proposed land use designation are MDR (Medium Density Residential up to 9 du/ac) and NC (Neighborhood Commercial.) The area encompasses approximately 22.08 acres. The project is Heritage Farms. The site is located at southeast corner of the intersection of River Road and 2450 South. The applicant is JMR Holdings, LLC. The representative is Mr. Monty Bundy. Case No. 2007-GPA-004

Community Development Director Bob Nicholson said this request tonight is to amend the Citys General Plan. Bob pointed out on the site plan the location of this parcel which is to the east of Jedora Estates. Bob went over the density and the commercial site plan. Bob said the applicant is proposing medium density as a transition between low density single-family and R-1-10 zone and the patio homes. It does have River Road as a buffer. Staff has suggested feathering the density so they match the same lot sizes that are in Jedora Estates. They are also proposing a neighborhood park.

Rod Johnston developer of Rainey Homes said they are from the northern part of Utah. Rod presented a slide presentation of the type of homes they have built in the past. Rod said they build quality homes. He said the research for St. George right now is that they need affordable housing for this area. They have not been able to get this project out to the surrounding area. They did pass out flyers to some of the neighborhood during the 4th of July. There was meeting with some of the residents on July 5th. What he would like to request is to have a continuance to the next Planning Commission meeting in order to have more of a neighborhood meeting.

Council Member Bunker said that Bob Nicholson said that you are maybe thinking about doing some on the eastside some of the same type of homes in Jedora and then making them more high density. But what we have received from you does not show that. Rod replied he has met with Bob Nicholson. Bob mentioned that they might be better off looking at something that actually matched whats there or close to that and kind of feathering it over towards River Road.
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Zack Weiland lives in Jedora Estates he did meet with Rod Johnston last Thursday during a neighborhood meeting. The residents request to have the area remain R-1-10 zone. He has concerns about the driveways and he was informed by Rod that there are no driveways, those are access roads. Zack pointed out to Planning Commission that the corner of 2450 South and River Road is a very dangerous road. He said there are no sidewalks on River Road. Zack spoke on how he felt the TND will not work for this area. Zack stated he would request that the Planning Commission deny this request.

Commissioner Nobis pointed out that a TND needs 40 acres so therefore this would not work for this parcel.

Chairman Almquist asked when they had their neighborhood meeting did they oppose the commercial center of this development. Zack replied they did.

Luke Greer a resident of the area said he has no problem having the developer building his subdivision. But they do with the density. He pointed out the medium density projects in Little Valley area. They would ask that they go out and purchase land in Little Valley area that has already been planned and approved for Medium Density.

Brian Ashcroft who lives in the Foothills Subdivision said they have quite a few concerns. He would hope the developer would come up with other plans for this area.

Kirsten Barnes said her home is for sale in Jedora Estates. She had a potential buyer for her home but when the buyer heard about this proposed development, he backed out of the contract.

Trevor Holt a resident of Foothills Subdivision said he has concerns about having commercial on three separate corners.

Ken Rasmussen said this is not the area for medium density. It is already zoned for R-1-10 and it should be left as R-1-10. There are other pieces of dirt they can find for that type of product.

Chairman Almquist closed the public hearing. Chairman Almquist stated the applicant has asked to have this item tabled. He pointed out that the applicant has the right to ask for this General Plan Amendment

Tyler Hoskins who is with the applicant said they have conducted some studies on this piece of ground. They went out last month and counted traffic and did a trip generation. The intersection of 2450 South and River Road and does need a traffic signal there soon. Their project shows that it makes that intersection worst. He is proposing a decel lane along River Road into their development. Possible also a decel lane along 2450 South. He stated that no one wants to live in


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a subdivision with two major arterial streets. They will provide 50 ft. streets which is minimum standard for these streets within the subdivision. He pointed out that the major airport traffic will use Milepost 2 not 2450 South and River Road.

MOTION: Commissioner Bracken made a motion to table this item on the request of the applicant. Commissioner Campbell seconded the motion. All voted aye.




Bob Nicholson said this item should be heard on the next Planning Commission meeting on August 14, 2007.

C. Consider an amendment to the City General Plan Land Use Map. The existing land use designation is LDR (Low Density Residential). The proposed land use designations are MDR (Medium Density Residential up to 9 du/ac) and NC (Neighborhood Commercial). The area encompasses approximately 11.5 acres. The site is located at 3000 East and 1450 South. The applicant is Ancestor Estates LLC. The representative is Ms. Christi Lovell. Case No. 2007-GPA-005

Ray Snyder presented the item. The applicant proposes residential neighborhoods and commercial land use on 11.5 acres located on the NW corner of 1450 South Street and 3000 East Street. The applicant desires to locate a neighborhood commercial center on the corner of 1450 South Street and 3000 East Street and surround that with mixed housing density. Ray stated he has not received any comments or letter from opposing neighbors.

Jim Raines with Bush & Gudgell said this is similar to what was previously heard this evening. Jim said 3000 East will be the next River Road. Lovells family has looked to what they can do here. The current thinking is that there would be mixed use commercial on the corner buffer by some higher density townhomes and transient into R-1-10 so there would be new R-1-10 lots on perimeter adjacent to the approved R-1-10 lots. He feels a small commercial center will not leave heavy tracks. They want the commercial to be small. A place where someone can get a sandwich. They believe this is the time to plan for this development.

Bob Nicholson suggested they leave the perimeter an R-1-10 and then do the higher density in the middle of the subdivision.

Jim said Lovells family would be fine with an R-1-10 zone. They are just not sure where to draw the line. They would be willing to draw a line for a minimum of 100 ft. line around the perimeter for the R-1-10.



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Ray Alton said currently he has a home under construction near this site. He is not opposed to anything that they are proposing tonight. One of the things that he would request is to have it zoned as a Planned Development.

David Lundberg stated he owns property to the north of this site plan. He wants to know how much commercial there would be on the corner.

Ray asked if they should have something to show conceptual. Chairman Almquist asked if they would be willing to accept what Ray is presented on the slide. Jim said they would be willing to accept that.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of an amendment to the City General Plan Land Use Map. The existing land use designation is LDR (Low Density Residential). The proposed land use designations are MDR (Medium Density Residential up to 9 du/ac) and NC (Neighborhood Commercial). The area encompasses approximately 11.5 acres. The site is located at 3000 East and 1450 South. Subject to the map that was presented to Planning Commission that shows feathering around the east, west and north with commercial in one corner. The applicant is Ancestor Estates LLC. The representative is Ms. Christi Lovell. Commissioner Nobis seconded the motion. All voted aye.


SUBDIVISION REGULATION AMENDMENT

Consider a request to amend the City 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

Community Development Director Bob Nicholson said staff would like to see this subdivision amendment continue this until August 14th. There are a couple of issues that are still being worked on. The original draft that came before you a couple of weeks ago had a bond for 2- years and 25%, that has been changed, still a 2-year period but only 10% which is the current amount. There is some discussion on the 2-year warrant period with the second year having a 5%. The second item was for a secondary water system. There are some areas within the City that is ready to implement a secondary water system for example Little Valley in Washington Fields. There are other areas in the City where this wont happen for a number of years. They are working into the code the provision that the water director will have the authority to waive that requirement. The next item is the 2-2" empty conduit that the Power Department has requested. Phil Solomon is doing more research on that.

There was discussion on putting in the empty conduits and the cost to the developers.