Planning Commission

Tuesday, January 22,2008
Minutes



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
January 22, 2008 4:00 p.m.


PRESENT: Acting Chairman Ron Bracken
Commissioner Ross Taylor
Commissioner Julie Hullinger
Commissioner Mike Nobis
Commissioner Ron Read
Council Member Gail Bunker
Commissioner Chapin Burks

EXCUSED: Commissioner Kim Campbell
Council Member Gloria Shakespeare

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 Heights Phase 1. This is for a twenty three (23) lot residential subdivision. Located at approximately 1200 West and 2600 South in the Tonaquint area. Mr. Jim Raines, representative. Case No. 2007-FP-053

City Project Manager Todd Jacobson said staff recommends approval for this plat.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of the final plat for Tonaquint Heights Phase 1. This is for a twenty-three (23) lot residential subdivision. Located at approximately 1200 West and 2600 South in the Tonaquint area and authorize Acting Chairman to sign. Commissioner Taylor seconded the motion. All voted aye.


B. Consider approval of a final plat for Clear Creek Ranch Phase 2. This is for a three (3)
lot residential subdivision located in Middleton at approximately 1700 East 950 North. Mr. Roger Bundy, representative. Case No. 2007-FP-061

City Project Manager Todd Jacobson said the Preliminary Plat on this site needs to be heard first before this final plat is heard. He asked Planning Commission to put this one on hold for a moment.

Commissioner Read asked about the flood insurance. The note on the plat said it recommends flood insurance for these lots it doesnt state needs. Jay replied the flood plain is actually out away from these lots. The site drops down and so just as added measure of safety they required 25 ft. setback and then put the note on the plat.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a final plat for Clear Creek Ranch Phase 2. This is for a three (3) lot residential subdivision located in Middleton at approximately 1700 East 950 North. Mr. Roger Bundy, representative and authorize the Acting Chairman to sign. Commissioner Taylor seconded the motion. All voted aye.


C. Consider approval of a final plat 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-FP-002

City Project Manager Todd Jacobson said staff recommends approval for this plat.

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


PRELIMINARY PLATS

A. Consider a preliminary plat request for Blue Heron Run with seventeen (17) single- family lots. The property is located at approximately 1800 South 3000 East. Mr. James Eardley, applicant. Case No. 2007-PP-023.

Planner John Willis said this request is to create a 17 single-family lot subdivision. On November 11, 2007, the City Council approved a zone change request from A-1 (Agricultural) to RE-12.5 (Residential Estates Zone 12,500 sq. ft. minimum) under the Little Valley Master Plan. This development is providing 15% open space and an equestrian trail along 3000 East, which was presented with the zone change approval.

1. As per the conditions of the zone change, a note on the plat maintaining the equestrian areas as permanent open space is required.
2. A temporary turn around should be placed at the end of phase 1 for emergency vehicles.
3. There should be a 30 trail and drainage way along 3000 East. A master plan 66 storm drain is required to be installed along 3000 East.
4. Access streets to lots 1-3 needs to be dedicated (3210 East).
5. The applicant indicates that the ditch along 3210 East is to be piped. The applicant should have approval from the Washington Fields Irrigations Company prior to construction drawings being approved.

Acting Chairman Bracken asked what they are going to do with the Open Space. John replied that the existing barns that are there would maintain some of their horses. John said there is a design standard for 3000 East on the equestrian trails. He said the Open Space will be maintained by the HOA.

Commissioner Read said is there a standard for how the equestrian trails are to be constructed and maintain. John said the parks and trails have a standard cross section that they use on 3000 East.

Commissioner Nobis said it looks like they are approving all 17 lots. John said they may have a preliminary plat that will show multiple phases and then as it comes in for different phases then they will do a final plat on the different phases. For this one they will be working on only lots 1-3.

Claudia Eardley the applicant was present. Commissioner Taylor asked about the timeline to complete the road improvements from 3210 and down to 3000 East. Claudia said it probably wont be developed. They are only planning for 3 to 5 family homes. The next phase would probably be only 2 homes.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a preliminary plat request for Blue Heron Run with seventeen (17) single-family lots. The property is located at approximately 1800 South 3000 East, with staff comments. Mr. James Eardley, applicant. Commissioner Hullinger seconded the motion. All voted aye.

B. Consider a preliminary plat request for Clear Creek Ranch Phase 2 with three (3) single-family lots located in Middleton at approximately 1700 East 950 North. Mr. Roger Bundy, representative. Case No. 2008-PP-001

Planner John Willis said this property is located approximately 950 North 1700 East on 1.23 acres. The zone would be RE-12.5 (Residential Estates 12,500 sq. ft. minimum lot size). The proposed lots would range from 16,982 sq. ft. to 18,521 sq. ft. The preliminary plat for Phases 1 and 2 of Clear Creek Subdivision was approved in 2001, which all improvements have been complete. The final plat for Phase 1 has been recorded. Phase 2 was never recorded and given the amount of time, the preliminary plat is required to be reapproved.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a preliminary plat request for Clear Creek Ranch Phase 2 with three (3) single-family lots located in Middleton at approximately 1700 East 950 North. Mr. Roger Bundy, representative. Commissioner Nobis seconded the motion. All voted aye.

C. Consider a preliminary plat request for Beveridge Parcel with four (4) single-family lots. The property is in Southgate at Sir Monte Drive and Balboa Way. Mr. Mundy Dutton, applicant. Case No. 2007-PP-021

Planner John Willis said this request is to create a subdivision with four (4) single-family lots located west of the Bella Viaggio subdivision on 1.99 acres. This works out to be 2.01 du/ac. The lots will range from 11,000 sq. ft. to 11,826 sq. ft. This proposed subdivision is in the Hillside Overlay Zone and the applicants have been to Hillside Review Board. The applicants are grading the lots for walk-up/out lots to build to the contours of the land, however there will still be some walls built as shown on the plat.

1. The development should conform to all conditions from the Hillside Review Board.
2. No Build Areas/No Disturbance is designated on the plat and should also be labeled on the final plat.
3. The plan shows walls that may not meet the Walls and Fences ordinance and will be further reviewed with the construction drawings.

Commissioner Burks asked about item #3. John explained on Lot 2 they might have to delete those walls due to the grading that will need to be done on that lot.

Lynnette Miller with Rosenberg Associates was present for the applicant.

MOTION: Commissioner Nobis made a motion to recommend to City Council approval of a preliminary plat request for Beveridge Parcel with four (4) single-family lots. The property is in Southgate at Sir Monte Drive and Balboa Way. Mr. Mundy Dutton, applicant. Commissioner Taylor seconded the motion. All voted aye.


HILLSIDE PERMIT

Consider a request for a hillside permit for The Beveridge Parcel. The property is located in Southgate at Sir Monte Drive and Balboa Way. Mr. Mundy Dutton, applicant. Case No. 2007-HS-007

Planner John Willis said the preliminary plat was just heard and approved by the board. John said note that there is a split zoning on the property; R-1-10 (Single-Family Residential 10,000 sq. ft. minimum lot size) and R-3 (Multiple Family). However, a single-family residence is an approved use in an R-3 zone.

John presented staff comments;

1. In addition to the four (4) single-family developable lots. The applicant shall designate a no-build, no disturbance, area of approximately 27,000 sq. ft. on the plat.
2. Stacked rocks shall not be used to support the roadway (cul-de-sac). The applicant may either use an engineered pour in place concrete retaining wall system or an engineered Geneva Block. Development Services to plan check and approve method.
3. All walls shall comply with applicable City ordinances.
4. The applicant shall provide safety fencing around the cul-de-sac for any elevation changes over four feet.
5. Temporary fencing shall be installed during all excavation work to limit the areas of disturbance to those as reflected in the submittal plat.
6. 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 Hillside Board made a motion to approve the plan subject to the recommendations made by staff in the staff report.

MOTION: Commissioner Nobis made a motion to recommend to City Council approval of a request for a hillside permit for The Beveridge Parcel. The property is located in Southgate at Sir Monte Drive and Balboa Way. Mr. Mundy Dutton, applicant. Commissioner Hullinger seconded the motion. All voted aye.

MINOR SUBDIVISION

Consider a request for a minor subdivision to create parcels. Mr. Stewart Park, applicant. The zoning is R-1-10 (Single Family Residential 10,000 square foot minimum lot size). The property is located at 720 South Indian Hills Drive. Case No. 2007-MS-002

City Engineer Jay Sandberg said the developer requested that he goes through a minor subdivision. This developer would like to go through the Citys process and everything is done legally. Jay said his purpose of this minor subdivision is to facilitate a division of land, which will later be further subdivided into building lots. There are geological and hillside issues that will be addressed when the applicant proceeds to the preliminary plat stage. No building permits will be allowed on these parcels.

Acting Chairperson Bracken stated that by State Statue it states a minor subdivision is not allowed.

Assistant City Attorney Joseph Farnsworth said that this subdivision meets the exemption from plat requirements under State law.

Commissioner Read asked if there would be a written agreement. Jay said he felt it would be a great idea to have a written agreement.

Stewart Park the applicant said the landowner has agreed to sell him this land and to make payments in three equal payments. To comply with the law they need to do a minor subdivision. He said it is their intent to develop the entire project.

MOTION: Commissioner Nobis made a motion to recommend to City Council approval of a request for a minor subdivision to create parcels with a written agreement. The zoning is R-1-10 (Single Family Residential 10,000 square foot minimum lot size). The property is located at 720 South Indian Hills Drive, subject on the record of survey. Commissioner Burks seconded the motion. All voted aye.


ZONE CHANGE REQUESTS PUBLIC HEARINGS (5:00 P.M.)

A. 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 this request came before Planning Commission on January 8, 2008. The item was tabled due to no representative. All surrounding property is zoned A-1 (Agricultural). The rezone conforms to the Little Valley Master Plan for 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 pointed out that in an A-1 zone the frontage is 100 ft. and in RE-37.5 the frontage is 80 ft. This change will allow the applicant another lot.

Jim Raines Bush & Gudgell representing the applicant said the reason they are looking for RE-37.5 is because of the depth not being as deep as the surrounding lots. He said the lots will be about 100 ft. not the 80 ft. that they could have.

Mrs. Hafen owns a lot in Little Valley Estates. She asked where they plan on decreasing the lots in order to make this zone fit. Will there be a road between Little Valley Estates going east to west.

Jim said the irrigation water rights run with the land.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of 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. Commissioner Hullinger seconded the motion. All voted aye.

B. Consider a zone change request from R-1-6 (Single Family Residential 6,000 square foot minimum lot size) and R-1-10 (Single Family Residential 10,000 square foot minimum lot size) to PD-AP (Planned Development Administrative Professional) on 3.877 acres located at approximately 2200 East Riverside Drive. The applicant is Mr. Robert Anderson. The project is The Office Park at Dinosaur Crossing. Case No. 2008-ZC-001

Planner Ray Snyder presented this item to obtain PD-AP (Planned Development Administrative Professional) zoning, rather than the existing R-1-10 (Single Family Residential 10,000 sq. ft. minimum lot size) and R-1-6 (Single Family Residential 6,000 sq. ft. minimum lot size). This applicant proposes to construct four (4) professional office buildings. Total footprint will be about 26,624 sq. ft. and covers the site by 16%.

Ray went over the staff report.

1. Approval is recommended to the City Council for the R-1-10 and R-1-6 to PD-AP zone change.
2. Elevations and colors shall match the submittal presented to the Planning Commission on January 22, 2008.
3. A Site Plan Review application shall be submitted to Development Services for processing. It shall include a site plan, grading plan, cross sections, erosion control plan, and other details as deemed applicable by staff.
4. The applicant shall provide a photometric plan.

Traffic Conditions

1. Widen Riverside Drive in the vicinity of the development to accommodate an 80 ft. ROW.
2. Provide a right turn deceleration lane for the single access on Riverside Drive.
3. The driveway on 2200 East shall align with the existing access to the Dinosaur Discovery Center.
4. A formal agreement shall be approved that limits driveway access on Riverside Drive to right-in and right-out only when warranted.
5. Show the stripped center turning lane on Riverside Drive (for west bound left turns into site).
6. The applicant shall be responsible to notify future tenants of access restrictions.
7. Revise Section 5 Traffic and Access, page 4 of the narrative; last sentence to read It is agreed to and will be financially and legally guaranteed that in the future (the report say 7-10 years) when warranted a restrictive island will be placed in Riverside Drive to inhibit left out traffic.
8. All signing and striping shall conform to City of St. George and MUTCD standards.

Commissioner Burks asked if all four buildings would look like one-story buildings. Ray replied yes.

Bob Anderson the applicant presented a color rendering of what the buildings would look like from Riverside Drive. He presented a sample board of the exterior materials that will be used on the buildings. The buildings will be viewed as single-family in the front and two-story in the rear of the buildings. They want to build on the theme of the Dinosaur Park, which is next to them. He said the median revision will be financially taken care of and enforce it through the CC&Rs for offices.

Commissioner Burks asked to see what the rear of the building will look like. Commissioner Read sees the word Warranty and suggests possibly changing the word. Bob Anderson said he would willing to change the word to whatever they want. Commissioner Read asked if they had bonds set up. Bob Anderson said they do have that set up. Commissioner Read also asked about the traffic report on Item #4.

MOTION: Commissioner Read made a motion to recommend to City Council approval of a zone change request from R-1-6 (Single Family Residential 6,000 sq. ft. minimum lot size) and R-1-10 (Single Family Residential 10,000 sq. ft. minimum lot size) to PD-AP (Planned Development Administrative Professional) on 3.877 acres located at approximately 2200 East Riverside Drive. The project is The Office Park at Dinosaur Crossing and add staff conditions, elevation and colors, site plan review, traffic and change the language in Section 4 by taking out the word warranty when requested by City Engineer. Commissioner Burks seconded the motion. All voted aye.

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

Consider a zoning regulation amendment to amend the St. George City Codes, Residential Estate Zone 10-7A-2, Single Family Zone 10-7B-2, Multiple-Family Residential Zone 10-7C-2, Mobile Home Zone 10-7D-3, Planned Development Zone 10-8-2, Agricultural Zones 10-5-2. This amendment will define the circumstances in which churches would be permitted in residential zones. Case No. 2007-ZRA-001

Bob Nicholson said it was about year and half ago when they changed the uses. They are requesting to change the ordinance to state that churches could be a permitted use. Bob said this amendment would revise the circumstances that a church would be permitted in a residential zone. Currently, a church is permitted in all residential zones, which would allow for a conversion of an existing single-family home.

Bob said what they are suggesting is to have it state that Church shall be new construction and shown on a recorded subdivision plat, or be outside of a recorded subdivision plat.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval of a zoning regulation amendment to amend the St. George City Codes, Residential Estate Zone 10-7A-2, Single Family Zone 10-7B-2, Multiple-Family Residential Zone 10-7C-2, Mobile Home Zone 10-7D-3, Planned Development Zone 10-8-2, Agricultural Zones 10-5-2. This amendment will define the circumstances in which churches would be permitted in residential zones. Commissioner Nobis seconded the motion. All voted aye.


Meeting adjourned at 6:00 p.m.