Planning Commission Minutes

Tuesday, January 8,2008



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
January 8, 2008 4:00 p.m.


PRESENT: Acting Chairman Ron Bracken
Commissioner Kim Campbell
Commissioner Ross Taylor
Commissioner Julie Hullinger
Commissioner Mike Nobis
Council Member Gail Bunker

EXCUSED: Commissioner Chapin Burks

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

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 Tonaquint Terrace Phase 3 with 21 single-family lots located approximately south of 2400 South Street between Terra Ridge Drive and 1060 West Street. Mr. Justin Bracken, representative. Case No. 2006-FP-083

B. Consider approval of a final plat for Tonaquint Valley Phase 5 with 8 single-family lots located approximately south of Curly Hollow Drive along 2100 South Street and west of 1340 West Street. Mr. Jim Raines, representative. Case No. 2007-FP-052

MOTION: Commissioner Campbell made a motion to recommend to City Council approval for the final plats read into the record and authorize Chairman to sign. Commissioner Taylor seconded the motion. All voted aye.

CONSENT ITEMS - AMENDED - FINAL PLAT

Consider approval of an amended and extended final plat for Rim Rock Commercial Center Amended & Extended located at approximately 170 South and River Road. This request is to enlarge lots 6 and 7 to the south to fit existing rock walls, to add lots 12 and 13 within the subdivision and remove lot 5 in preparation for the River Road Office Complex. Mr. Jim Raines, representative. Case No. 2007-FPA-047

City Project Manager Todd Jacobson said this request is to enlarge lot 6 and 7 and to accommodate the existing rock wall that is there. They will be adding lot 12 and 13 and removing lot 5. No other changes were made.

City Assistant Attorney Joseph Farnsworth said they are waiting on an updated Title Report from the applicant but everything else legally is fine.

MOTION: Commissioner Nobis made a motion to recommend to City Council approval for Rim Rock Commercial Center Amended & Extended located at approximately 170 South and River Road. This request is to enlarge lots 6 and 7 to the south to fit existing rock walls, to add lots 12 and 13 within the subdivision and remove lot 5 in preparation for the River Road Office Complex and authorize Chairman to sign. Commissioner Burks seconded the motion. All voted aye.


PRELIMINARY PLAT

A. Consider a preliminary plat request for The Ledges Phase 11 with 40 single- family lots located approximately south of Silver Cloud Drive. Mr. Randy Freston II, representative. Case No. 2007-PP-022

Planner John Willis stated this phase of the Ledges has lots ranging from 18,387 sq. ft. to 72,531 sq. ft. The streets will be private. This phase is consistent with the revised Ledges PD Master Plan. John said the applicant intends to install all of the roadway improvements, but only minor grading may be done on each lot prior to building permits being issued. This phase is accessing the 40 lots with only one access. The topography restraints of the land limit another access, but will have a golf cart access in the future.

Council Member Bunker asked about the length of the road and the safety of the road. Planner John Willis said there are sufficient turn-around areas within the length of the road.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval of a preliminary plat request for The Ledges Phase 11 with 40 single- family lots located approximately south of Silver Cloud Drive. Mr. Randy Freston II, representative. Commissioner Taylor seconded the motion. All voted aye.

B. Consider a preliminary plat request for Views at Stone Mountain Phase 2 with 31 single- family lots located at 1450 South 2798 East. Mr. Karl Rasmussen, representative. Case No. 2007-PP-019

Planner John Willis said this property is located in an R-1-10 zone on approximately 16.25 acres. The applicant has attempted to grade the lots to match the contours of the hillside; using walkups, walkouts, and sidewalk out configurations. They will need to conform to the conditions of the Hillside Development Permit, which is also on this agenda this evening.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a preliminary plat request for Views at Stone Mountain Phase 2 with 31 single-family lots located at 1450 South 2798 East, with staff comments. Mr. Karl Rasmussen, representative. Commissioner Burks seconded the motion. All voted aye.


Acting Chairman Bracken said at this time Planning Commission will hear the Hillside Permit request that goes along with the preliminary plat that was presently heard.

HILLSIDE PERMIT

Consider a request for a hillside development permit to construct 76 single-family lots on 39.68 acres located adjacent to the Views at Stone Mountain Phase 1. There are several fills and cuts being proposed. The largest fill is approximately twenty ft. (20) and the largest cut is approximately nine ft. (9). Case No. 2007-HS-010

Planner John Willis said this coincides with the preliminary plat that was just approved. Several fills and cuts are being proposed. The largest fill is approximately twenty feet and the largest cut is approximately 9 ft. Staff recommends the following conditions;

1. All rock walls shall comply with the Rockery ordinance as well as the Walls and Fences ordinance.
2. Retaining walls have been limited using walkout and walkup basements, however, there are walls that will be very visible and the applicant shall consider terracing.
3. The ridge on the southeast corner of the property is identified on the Ridgeline Map as having a 100 setback. On the map, the setback line ends at the section line, which would need clarification by the HSRB. HSRB made the clarification and is reflected on the Preliminary Plat and the plans.
4. Section 10-13-A-4(A) shall be complied with for site disturbance; a maximum of 30% may be disturbed in the 20-29% slope range only. Also only 5% may be disturbed in the 30-39% slope range. The applicant is proposing additional disturbance within the 30-39% and the 40%+ slope, which may be approved subject to Section 10-13A-5:3 of the Citys Zoning Ordinance. The additional disturbance areas are located in the existing roadway, house, and silo wall.

Commissioner Taylor asked about drainage and erosion. Assistant City Engineer Jay Sandberg responded that there is an overall master plan roadway for the area. The subdivision itself is very rocky so there is very little erosion potential. The subdivision will provide detention.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a request for a hillside development permit to construct 76 single-family lots on 39.68 acres located adjacent to the Views at Stone Mountain Phase 1. There are several fills and cuts being proposed. The largest fill is approximately twenty ft. (20) and the largest cut is approximately nine ft. (9), with staff comments. Commissioner Hullinger seconded the motion. Commissioner Taylor stated that on comment from staff #2 it should read will do the terracing. Commissioner Hullinger accepted that into the motion. All voted aye.


BDCSP (BUILDING DESIGN CONCEPTUAL SITE PLAN)

Consider a building design and conceptual site plan (BDCSP) to construct a single story building with underground parking. The total building size would be approximately 23,425 square feet. The building would serve as a retail center. The proposed project name is Tonaquint Retail Lot 5. The owner is Tonaquint Hills Development. The representative is Mr. Stan Perkins. The site is located at 1400 South Dixie Drive. The zoning is PD-COM (Planned Development-Commercial). Case No. 2007-BDCSP-006

Commissioner Campbell stepped down due to conflict of interest.

Planner Ray Snyder said this is the second phase of the Tonaquint Retail center. The property is surrounded by PD-COM properties. The propose height does not exceed 35 ft. Their maximum roof peak is twenty-eight feet eleven inches (28-11). A three dimensional fly-by video/rendering has been submitted as part of their application. The colors will be earth tones. Varied roof styles are proposed. A photometric plan is required. They meet the total number of parking spaces, which would be 124.

Staff recommends the following comments;

1. The building colors and materials shall be per January 8, 2008 submittal to Planning Commission.
2. The building is approved with a maximum peak height of twenty-eight feet eleven inches.
3. Parking shall be demonstrated to meet the zoning ordinance requirements during the site plan review process.
4. A Site Plan Review application along with 4 sets of plans shall be submitted for standard plan check.
a. Screen all HVAC equipment from view.
b. Provide a photometric plan.
5. Signage shall be under separate 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.

Stan Perkins said they are adding a number of underground parking spaces They are staying with the palm tree decorating that is currently out there.

Commissioner Nobis asked about the drive-thru for a bank. Stan said very soon they should have a contract signed for a bank.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a building design and conceptual site plan (BDCSP) to construct a single story building with underground parking. The total building size would be approximately 23,425 square feet. The building would serve as a retail center. The proposed project name is Tonaquint Retail Lot 5, subject to staff comments. Commissioner Hullinger 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. The current land use is LDR (Low Density Residential) and it is requested to change to MDR (Medium Density Residential). The area encompasses approximately 11.77 acres. The applicant is Quality Properties. The project is Tonaquint Valley. Mr. Brett Burgess is the representative. The site is located generally at 1100 West, Curly Hollow Drive. Case No. 2007-GPA-009

Planner Ray Snyder reported that the applicant proposes to change the General Plan to accommodate a density that would support units call Mansion Homes (meaning multiple attached residential dwellings in one structure with the appearance of one large single family home). Garages and entryways would be arranged so as to provide visual variety. There would be approximately thirty-two (32) units (approximately 96 dwellings total).

The project would include a 1.3 acre park, landscape common areas, clustered units, walkways, public streets, landscaping, a separate playground, and offer close proximity for residents to public schools and neighborhood churches.

This site is near the Tonaquint Terrace neighborhood and across the street from Tonaquint Middle School. Each dwelling unit will have a 2-car garage and one guest parking space per each building.

Ray said a HOA (Home Owners Association) is proposed to maintain the landscaping and park. A zone change will be required to change the current zone R-1-10 to PD-Residential. Staff requests a connection to R-3 to the east of the project. Also, the size of the Right-of-Way should be shown.

Assistant City Attorney Joseph Farnsworth said the General Plan amendment would need approval first before the zone change can be heard. If the General Plan is denied then the zone change would not be heard.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval of an amendment to the City General Plan Land Use Map. The current land use is LDR (Low Density Residential) and it is requested to change to MDR (Medium Density Residential). The area encompasses approximately 11.77 acres. The site is located generally at 1100 West, Curly Hollow Drive. Mr. Brett Burgess is the representative. Commissioner Taylor seconded the motion. All voted aye.


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

A. Consider a zone change request from R-1-10 (Single Family Residential 10,000 square foot minimum lot size) to PD-RES (Planned Development Residential). The area encompasses approximately 11.77 acres. The applicant is Quality Properties. The project is Tonaquint Valley. Mr. Brett Burgess is the representative. The site is located generally at 1100 West, Curly Hollow Drive. Case No. 2007-ZC-028

Planner Ray Snyder said the zone change request is related to the above General Plan Amendment. This request is to change the zoning from R-1-10 to PD-Residential. Ray said this project is referred to as Tonaquint Valley PD. Ray said there will be 5.5 acres of open space in this project. Information on this zone change is the same that was heard for the General Plan.

Ray said the City received only one letter of opposition to this project.

Sean Glather with Desert Canyons presented a slide show. He presented the concept of the propose homes. He pointed out that the guest parking is in the back of the homes similar to a hammer head concept. The plats are done like a condo. Each one would be sold individually. There will be a 55 ft. right-of-way. There will be a 4 ft. planter strip and then a sidewalk which will be on both sides.

Sean said they just found out about the access that is being requested from City staff. They need to work that out with the owner of the property.

Brett Burgess said they found out on Friday the request on the access from City staff. He said they are not opposed to the request.

MOTION: Commissioner Nobis made a motion to recommend to City Council approval a zone change request from R-1-10 (Single Family Residential 10,000 square foot minimum lot size) to PD-RES (Planned Development Residential). The area encompasses approximately 11.77 acres located generally at 1100 West, Curly Hollow Drive. The project is Tonaquint Valley. Mr. Brett Burgess is the representative. Commissioner Campbell seconded the motion. All voted aye.


B. Consider an amendment to the City General Plan Land Use Map. The current land use is MDR (Medium Density Residential) and it is requested to change to HDR (High Density Residential). The area encompasses approximately 2.40 acres. The applicant is Cowboy Partners. and Mr. Jeff Bennion is the representative. The site is located at 900 South 400 East. Case No. 2007-GPA-008

Community Development Director Bob Nicholson said this request is to amend the General Plan Land Use Map to change the land use designation from Medium Density Residential (up to 9 du/ac) to High Density Residential (more than 10 du/ac). The applicant proposes to construct and manage an affordable apartment project consisting of 90 units on 2.4 acres. The area is currently designated Medium Density Residential development that is up to 9 du/ac. The applicant will utilize federal tax credits and other state and federal assistance to build apartment units with below market rents, which are intended to be occupied by working people with moderate incomes. The applicant is requesting a change to High Density Residential for high density affordable apartment development.

Bob said the area contains approximately 2.4 acres. A land exchange is proposed between the City Power Dept. and Cowboy Partners in order to allow for the expansion of the existing power substation. Surplus right-of-way along 900 South Street and at the east end of 900 South Street would be traded to Cowboy Partners for property adjacent to the sub-station.

Bob pointed out staff comments;

1. The subject area is bounded by the I-15 freeway to the south and east. By an existing mobile home park to the north and by a medium or high density assisted living center (The Meadows) to the west, on the west side of 400 East.
2. 400 East Street which formerly ended at 950 South adjacent to the freeway, now continues on and intersects with Main Street at 1160 South. This road extension helps resolve the traffic congestion which has occurred at 400 East and 700 South Street.
3. The location is well buffered for a higher density apartment project, and the project is intended to help meet affordable rental housing needs.
4. The area is susceptible to periodic flooding due to the channel that runs along the I-15 freeway. The applicants will need to provide a storm drainage plan to prevent flooding to the development site.

Bob said the current zoning ordinance limits density to a maximum of 22 du/ac and they are showing 37.5 du/ac. The code will have to be modified. He said out of the 90 units 18 of the units will have two-bedrooms, 36 units will have one-bedroom at 1,600 sq. ft. and 18 units will have one-bedroom at 566 sq. ft. and 18 units will be studio apartments. The parking they are proposing 141 spaces for the 90 units that translates to 1.57 spaces per unit. In the City parking code which is Section 10-19-4A.3 it states the the Planning Commission may approve a parking ratio of 1.5 spaces per unit for projects with more than 50 dwelling units where it can be shown that 2 parking spaces per unit excessive.


Assistant City Attorney Joseph Farnsworth said before any motion is made on the zone change then they would have to consider the zone amendment.

Jeff Bennion the representative said they currently own and manage about 2,100 apartment units. Most of the apartment units are tax credit units. So they are very familiar with type of product. Jeff went over the design of the units and the height. He stated there will a pool, club house, and small fitness center. Jeff said the income restriction exist for long periods of time. As part of the application for tax credits they are require to agree with a land use restriction agreement for up to 99 years.

Commissioner Burks asked about public transportation. Jeff said there is a public transit stop just two blocks to the north on 700 South and 400 East.

Commissioner Campbell asked the ratio of parking spaces for the units. Jeff said their plan is to have the residents not exceed two parking spaces for the two-bedroom unit and one-bedroom unit not to exceed one parking space. Commissioner Campbell asked what type of control do you have for the parking spaces. Jeff said the lease agreement they restrict the number of parking stalls based on number of bedrooms.

Commissioner Campbell asked about the balconies and what type of items could be kept on them. Jeff said they maintain and control that very tightly. They screen residents very carefully.

The zone change will be heard next regarding this same item. A motion will be made to for each of the requests after the zone change amendment is heard.

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

C. Consider a zone change request from MH-6 (Mobile Home 6,000 square foot minimum lot size) to PD-RES (Planned Development Residential) on 2.40 acres located at 900 South, 400 East. The applicant is Cowboy Partners. Case No. 2007-ZC-027

Community Development Director Bob Nicholson said this zone change request goes along with the above General Plan Amendment that was heard this evening. This project has been designated as a tax credit that simply helps the developer. Any zone change would be subject to a code amendment. The code allows right now only 22 units per acre and this request is for 90 units.

Jeff Bennion the representative for Cowboy Partners. Most of the units they currently have are tax credit units. They came before Planning Commission about 18 months ago for a project downtown with basically the same project. Due to the denial of that proposal, they are here today to request the same idea but in a different location. He feels this is a great location and it is buffer by the highway. He hopes the small parcel of property is currently part of the property they are trying to rezone. They would like to trade with the City for the 900 South for a right-of-way. The amenities they will have a pool, a small fitness center. They are required to a land rights for 99 years in order to receive the tax credit.

Jeff said in terms of unit sizes. There are ranging from studio to 800 sq. ft. unit. The drainage issue they have done quite a bit of study of the issue. Because I-15 is acting as a dam this area becomes flooded.

Commissioner Campbell asked about the exterior textures. Jeff said there are some stucco, and some stucco that is made to look like tile. The color is attractive. You will see some trellises there.

Council Member Bunker asked about the tax credit criteria for property that is difficult to develop, is this one of them? Jeff said this is one of them. Council Member Bunker felt this is more low-income housing then workforce housing.

Commissioner Bracken asked if there is an on-site manager. Jeff said absolutely. Jeff said there is a project behind the Red Cliffs Mall that is called Red Cliffs Manor. They have a very long list of individuals waiting to get in there.

Commissioner Campbell said on the elevation does both sides of the buildings have the same type of architectural look. Jeff said they want to have the same appearance on all units. Assistant City Attorney Joseph Farnsworth said that is something Planning Commission can include into their motion.

Kent Provstgaard lives on the corner of 800 South Circle and he has some concerns, 1) traffic is one of his concerns, 2) parking for 90 units, he feels what they are showing will not be enough, 3) he spoke on the land exchange, 4) fences, 5) he would like to see young families resident there not the second generation which causes problems.

Jeff said the units will not be sold. They will control the parking. There will be a manager on site and also a maintenance worker. Jeff said there is 157 parking stalls and they anticipate to use a number lower than that for the residents so they anticipate maybe 25-30 stalls left for visitors.

Ralph Erskine said he is concern with the parking. He questioned whether or not the fire department would be able to get to the units in case of a fire.

Jeff Bennion said they are required to do an annual credit certification on tax credit program. The units are monitored very carefully.

Kent Provstgaard said he is not against the project but his problem is the density.

Heather Harmon lives in Snow Park and works with low-income individuals. She is also concern about the density. She is concern about traffic. She knows there is a need for low income housing.


Arleen Taylor lives in Snow Park and thinks this propose development should be for seniors with low income.

Gary Cornwell said he is concern about the mobile home park. What will they do with that? It is not being taking care of. Are these units for handicapped?

Jeff replied on the mobile home park they have no plans to develop it and they do not own the park. In terms of handicapped on each project they are required to have 5% of the units to govern a handicapped individual.

Closed public hearing at 6:30 p.m.

Commissioner Taylor said turn over occupancy for this type of project and the fact that it is temporary housing for the most part. This would be difficult on the neighborhood on this turn over. Bottom line is would be the request to change the maximum density from 22 du/ac to 37.5 du/ac for this project. He feels it would not be in the best interest to the community to approve this at this point. There is no other project in the City with this type of density.

MOTION: Commissioner Taylor made a motion to deny a zone change request from MH-6 (Mobile Home 6,000 square foot minimum lot size) to PD-RES (Planned Development Residential) on 2.40 acres located at 900 South, 400 East, on the basis of where it is taking the community to. Commissioner Campbell seconded the motion.

Commissioner Bracken voted nay Commissioner Taylor voted aye
Commissioner Campbell voted aye Commissioner Hullinger voted aye
Commissioner Nobis voted aye Motion passes 4 to 1

Bob said the applicant can appeal the decision and take this to City Council if he decides to. If it goes to City Council there will be a letter within 500 ft. sent to tell the community when that meeting will be heard.

Assistant City Attorney Joseph Farnsworth said Planning Commission needs to make a motion to their request for the General Plan Land Use Amendment. He said it could be tabled or denied but a motion needs to be made.

MOTION: Commissioner Hullinger made a motion to table an amendment to the City General Plan Land Use Map. The site is located at 900 South 400 East. Commissioner Taylor seconded the motion. All voted aye.

Assistant City Attorney Joseph Farnsworth said they will also need to make a motion on the zoning regulation amendment to Title 10, Chapter 8 for High Density Residential Development.



B. Consider a zoning regulation amendment to Title 10, Chapter 8 of the St. George City Code, Section 10-8-5.L to add provisions for High Density Residential Development. Case No. 2007-ZRA-020

MOTION: Commissioner Hullinger made a motion to table an amendment to a zoning regulation amendment to Title 10, Chapter 8 to add provisions for High Density Residential Development. Commissioner Nobis seconded the motion.

Commissioner Bracken voted aye Commissioner Taylor voted nay
Commissioner Campbell voted aye Commissioner Hullinger voted aye
Commissioner Nobis voted aye Motion passes 5 to 0


C. Consider a zone change request from A-1 (Agricultural) to RE-37.5 (Rural Estate 37,500 square foot minimum lot size) on 7.38 acres located at 3670 South Little Valley Road. The applicant is Peterson Estates. Mr. Jim Raines, representative. Case No. 2007- ZC-030

Planner John Willis said the current zone for this parcel is A-1. Surrounding the project is A-1. The General Plan which is part of the Little Valley Master Plan is Estate Equestrian designation. The intent is to facilitate a 7 lot subdivision in the future, although staff has not seen a layout. A rezone to RE-37.5 is the only introduction of this zoning classification in the vicinity.

John said staff received one letter of opposition.

Dave Guy lives in Little Valley Estates he asked what RE-37.5 represents. Commissioner Bracken said it is equivalent to 1 acre lots. Dave said he is concern about the sewer and he would like to see a site plan. He is opposed to street lights and curb and gutters.

Kim Luthy said her concern is about the houses being surrounded by live stock. She was told the zone is an animal designation zone.

Shannon Klomp said she is concern with water rights. Planner John Willis said staff has not seen a site plan therefore they have not had the opportunity to look at drainage, water or any of the utility rights.

Closed public hearing 6:45 p.m

MOTION: Commissioner Hullinger made a motion to table a zone change request because the applicant was not present. Commissioner Taylor seconded that. All voted aye.
ZONING REGULATION AMENDMENTS PUBLIC HEARINGS (5:00 P.M.)

A. Consider a zoning regulation amendment to Title 10, Chapter 13E of the St. George City Code, Section 10-13E to add a new chapter for Density Bonus Overlay Zone. Case No. 2007-ZRA-021

Community Development Director Bob Nicholson said this would be to add a new section to Chapter 13 as Density Bonus Overlay Zone. Bob said the City has four overlay zones, Hillside Overlay Zone, Airport Vicinity Overlay Zone, and Resort Area Overlay Zone. This would take in the major growth area within the City, which is the Little Valley area, South Block, and other major area is out of our area is called the Tonaquint Valley. The just of this ordinance is the clustering and neighborhood park improvement requirement. The idea is that the applicant would have to earn this density bonus.

Bob said this amendment would establish density bonus factors as part of an Overlay Zone where applicants for increased density could ear the increased density through the provision of parks, trails, and open space. A minimum of 15% of the developable land area would be required for neighborhood parks, trails, or open space. If the neighborhood park is at least 3 acres in size the City will take over the long term maintenance of the park. If less than 3 acres in size an HOA will be required to maintain the park and also any trails that are not part of the public trail system.

Bob went over the new section for a Density Bonus Overlay Zone with certain additional development regulations. Bob said this is an ordinance that may come back for several revisions to it due to some of the rough edges of it.

There was discussion on the text of the new proposed ordinance.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a zoning regulation amendment to Title 10, Chapter 13E of the St. George City Code, Section 10-13E to add a new chapter for Density Bonus Overlay Zone. Commissioner Campbell seconded the motion. All voted aye.


C. Consider a zoning regulation amendment to Title 10, Chapter 2 Definitions of the St George City Code, Section 10-2-1 Zoning Definitions, to amend the definition of Building, Height Of and to add a definition of Coping. Case No. 2007-ZRA-019

Planner Ray Snyder said this request is on the Chapter 2 on Definitions. Ray said this is to clarify height measurements, particularly the method for averaging building height and to clarify the measuring of height to the coping. Staff feels adding the two new definitions will allow a clearer definition of measuring building height.



Section 10-2-1 Definitions

Building, Height of:

The vertical distance from the grade of the average of the midpoint of the walls of the two (2) tallest elevations as measured to the highest point of the coping of a flat roof or to the deck line of a mansard roof, or to the main height level between ridge and eaves of a gable, hip, or gambrel roof.

Coping:

A protective cap, top, or cover of wall, parapet, pilaster, often of stone, terracotta, concrete, metal, or wood. May be flat, but commonly sloping, double-beveled, or curved to shed water so as to protect masonry below from penetration of water from above.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a zoning regulation amendment to Title 10, Chapter 2 Definitions of the St George City Code, Section 10-2-1 Zoning Definitions, to amend the definition of Building, Height Of and to add a definition of Coping. Commissioner Hullinger seconded the motion. All voted aye.


MINUTES

Consider approval of the Planning Commission minutes for October 23, 2007 and November 13, 2007.

MOTION: Minutes were approved with minor corrections. All voted aye.

Meeting adjourned at 7:20 p.m.