Planning Commission Minutes

Tuesday, June 10,2008



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
PLANNING COMMISSION
June 10, 2008 4:00 p.m.


PRESENT: Acting Chairman Ron Bracken
Council Member Gloria Shakespeare
Commissioner Ron Read
Commissioner Kim Campbell
Commissioner Ross Taylor
Commissioner Chapin Burks
Commissioner Julie Hullinger

CITY STAFF: Community Development Director Bob Nicholson
Assistant City Attorney Joseph Farnsworth
Planner Ray Snyder
Engineer Cathy Hasfurther
Engineer Jay Sandberg
City Project Manager Todd Jacobson
Deputy City Recorder Linda Brooks
EXCUSED: Commissioner Mike Nobis


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

CONSENT ITEM FINAL PLATS

A. Consider approval of a final plat for The Park at Paradise Canyon Commercial Condominiums with three (3) buildings located on the south side of Snow Canyon at approximately 1425 West and 1450 North. Blue Diamond Properties LLC, Mr. Robertson Anderson, representative. The zoning is PD-AP (Planned Development Administrative Professional). Case No. 2008-FP-026

B. Consider approval of a road dedication plat for Plantations Drive. This is required for the proposed Lakes project. Located behind Sunbrook Golf Course and Trend West Time Share, beginning at approximately 1600 West and 1400 South and ending at approximately 2800 West and 100 South. St George 730 LLC / Sunhill Homes are the applicants. The representative is Rosenberg Engineering. Case No. 2008-FP-006



C. Consider approval of a road dedication plat for Lago Vista Drive and Alienta Drive. This is required for the proposed Lakes project. Located on the southwest side of Plantations Drive beginning at approximately 2700 West and 250 South. St George 730 LLC / Sunhill Homes are the applicants. The representative is Rosenberg Engineering. Case No. 2008-FP-023

City Project Manager Todd Jacobsen said they will take item A-C together for one motion. Todd read the items into the record.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of the final plat A-C read into record and authorize Chairman to sign. Commissioner Taylor seconded the motion. All voted aye.

D. Consider approval of an amended final plat for The Casitas at Hidden Valley with one hundred and twelve (112) lot/units located west of the Desert Hills development and on the south side of Hidden Valley Drive at approximately 500 East and 3500 South. Mr. Jim Raines, representative. The zoning is PD-RES (Planned Development Residential). Case No. 2008-FP-022

City Project Manager Todd Jacobsen said the purpose is to include the area defined as the Hidden Valley Community Park into the overall boundary and to dedicate such to the City of St. George.

Laura Taylor from the City Parks Dept. said they have been working with Hidden Valley to finish up the park. She would like to request they make approval of the final plat subject to the punch list being completed. She said they are working on correcting those items but there still is some work to be done. She said there is a development agreement that states that the park would be design and completed based on Parks Dept. approval. The dedication of the park was held this past February 2008. But there is still work to be done.

Scott Duffin with Bush and Gudgell said he is not up-to-date on the list of work that still needs to be completed. He said the developer Ivory Homes is concerned that the punch list will hold up the approval of the final plat. They have every intention to complete the punch list.

Laura said the punch list was given to Ivory Homes and none of the items were a surprise to them. Laura said they agreed they would be responsible for them. She indicated a few of the items on the punch list are the splash pad and the restrooms. The other items are under the warranty. Laura read the punch list into the record.

Commissioner Campbell asked if they passed the building inspection and received their Certificate of Occupancy. Laura replied they did receive their Certificate of Occupancy.

Laura said when they met with Ivory Homes they indicated they would have the punch list completed by June 14th but she is not confident they can resolve all the splash pad problems in that time frame.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of the amended final plat The Casitas at Hidden Valley provided the items on the punch list are corrected and completed by the first of July 2008 and authorize the Chairman to sign.

Commissioner Read said he is concerned about the time issue. He would like to see the client go through the meeting with City Council on June 19th instead of being held up. He felt Ivory Homes could either give a bond or have the City hold up the recording of the plat until the punch list is complete.

Commissioner Burks would disallow the date. All voted aye.

PRELIMINARY PLATS

A. Consider a preliminary plat request for Avalon Condominiums with forty-eight (48) units located at 330 South 1000 East. Mr. Dave Watson, applicant. The zone is R-4 and the General Plan is HDR. Case No. 2008-PP-010 (Note: these are existing apartments that are being converted into condos).

Assistant City Engineer Jay Sandberg said this item was tabled at the last Planning Commission meeting to allow the applicant time to resolve how the creation of a proposed tot lot would result in a deficiency of four parking spaces. Since that time the applicant has met with staff and determined to redesign the plat in order to meet the parking requirements and eliminate the tot lot.

He said this development is currently a 48-unit 3-bedroom per unit apartment complex and managed by an on-site manager. The owner proposes to sell each of the units to individual owners or investors. The complex would then be managed by a Homeowners Association. The development currently has 25,455 sq. ft. of recreational area. It is required to have 9,600 to meet the 200 sq. ft./unit requirement.

Kelly Schumtz with Brown Consulting said they decided to go without the tot lot and go with the parking. Commissioner Taylor said he is concerned about how the units will be sold. Kelly said the applicant would like to sell them as individual units. He does not know who will purchase the units, if it will be a first time home buyer, investors, or low income buyers.

Kelly said the CC&Rs will be submitted to the Citys Legal Dept. for final review.

Council Member Shakespeare asked if there is any place in the City where there are developments that restrict the units to be owner occupied only. Jay said he is not aware of any. He suggested that Planning Commission table this item and take a look at other similar projects to see if they like what they see.

Assistant City Attorney Joseph Farnsworth said the Legal Dept. goes through the CC&Rs to make sure they meet the States requirements.

Kelly said the units are zero percent owner occupied. He doesnt feel it is fair to think that renters will not take care of the units. Kelly said given that the applicant is out of town and seeing that Planning Commission would like to hear this again so the applicant can respond to their questions he felt the item could be tabled.

Commissioner Read asked if they would see the CC&Rs before the next meeting. This might answer some of their concerns. Kelly will see if that would be possible.

MOTION: Commissioner Read made a motion to table the item until the next meeting which will be July 8th. Commissioner Hullinger seconded the motion. All voted aye.

B. Consider a preliminary plat request for Milne Estates Subdivision with four (4) residential lots located off 3430 East Street. The applicant is Mr. Travis Milne and Mr. Gary Milne. The zone is A-1 (Agricultural). The site is located on 4.96 acres more or less. Case No. 2008-PP-015

Assistant City Engineer Jay Sandberg said this request is for a four lot subdivision on 4.96 acres on A-1 property. The applicant has requested that he be able to create Lot 1 in order to sell at this time. Because there have been other parcels subdivided in the area, city code requires that a Preliminary and Final Plat be prepared. In the future Lots 3 and 4 will be improved, and if the property is re-zoned to meet the Rural Residential zone, there is a possibility that 7 additional and 8 lots total could be created. Lot 2 already exists.

Staff recommends that the approval be subject to:

1) A delay agreement for the improvement of the cul-de-sac and appurtenant utilities for Lots 3 and 4.
2) Utilities be approved and installed for Lot 2.
3) A Final Plat for all 4 lots is approved.
4) The improvements adjacent to Lot 1 are completed on 3430 East.
5) The above conditions should be completed prior to a building permit being issued.

Travis Milne the applicant said they will do the delayed agreement in the near future. He asked if they would have to improve the road out front of Lot 1 as part of the development of the lot. He said this is all he has and he would like to leave the improvements to the last due to money constraints.

Jay said if it doesnt make sense to the build the road because of the future design but in the pass they have always asked for the frontage road to be improved. Jay said staff would be fine if this was included as part of the delayed agreement.

MOTION: Commissioner Taylor made a motion to recommend to City Council with the understanding the delayed improvement will be for the front road and side road of this plat. Commissioner Campbell seconded the motion.

Commissioner Read asked when the improvements will be done. Jay said in the past they have requested that improvements be put in the same time when someone is developing across from them.

Commissioner Taylor added to his motion until such time there is future development. All voted aye.

C. Consider a preliminary plat request for Red Cliffs Park (Escalara) with one hundred and three (103) residential lots located generally at 2050 East 1100 North. The applicant is 2B Holdings LLC & Quality Development. The zone is PD-RES (Planned Development Residential) and the General Plan is LDR. The site is located on 34.58 acres. Case No. 2008-PP-016

Assistant City Engineer Jay Sandberg said this site is located east of Escalara Phase 2 and 3 and south of the Red Cliffs Desert Reserve. This PD-RES (Planned Development Residential) zone change was approved by the Planning Commission and City Council in March and April of 2008. They are here today to request to develop in seven (7) phases approximately 103 single-family residential lots of various sizes with open space areas.

He went over staffs comments;

A PD-RES (Planned Development-Residential) zone change was approved by the Planning Commission and City Council in March and April of 2008. Portions of this development are located in a FEMA flood zone. A map revision may be required. A drainage study has been completed, and the some detention will be provided.

The project proposes private streets with a 35 ft. ROW and 30 ft. ROW. The public streets would have 45 ft. and 50 ft. ROW.

The site contains existing high voltage overhead transmission lines.

The applicant shall follow the recommendations of the AGEC geotechnical report dated February 1, 2008; project no. 2072143 (pages 9 thru 17).

100 foot setbacks shall be maintained from the ridge line; per Title 10, Chapter 13 Overlay Zone, Chapter 13, Article A Hillside Development Overlay Zone, and specifically Section 10-13A-2.

No structures shall be located in the utility easement(s).

No structures shall be located in the site distance areas.

Retaining walls shall meet the requirements of Title 10, Chapter 18 Walls, Fences, and Hedges and Title 10, Chapter 18, Article A, Rockery Walls.

All density and disturbance shall comply with Title 10, Chapter 13 Overlay Zone, Chapter 13, Article A Hillside Development Overlay Zone, specifically Sections 10-13A-4 and 10-13A-5.

The requested non-applicable cross hatched areas on the slope map may be disturbed per Section 10-13A-5 (B)(3) (as recommended for approval by the Hillside Review Board and staff site visit with the applicant).

No Disturb areas shall be designated on the slope map.

Orange fencing shall be installed to indicate limits of disturbance.

Trail head parking shall have off street parking provided that does not require backing out into the right of way.

A hillside permit shall be submitted for approval at the time a preliminary plat is submitted for approval.

The Phasing Plan shows the connection to Liberty Heights subdivision as the last phase. Staff recommends that construction access not be allowed thru that phase.

The Parks Planning Division recommends that the non-disturb Hillside areas versus the common areas between and near the units be more clearly delineated on the final plat as has been done on the Escalara Plats.

Commissioner Taylor asked if this is a significant change to the plat. Jay pointed out some of the lots that City staff felt was too close to the flood area and therefore the lots were eliminated.

Commissioner Taylor said he has concern with traffic. He would like to have this study further.

Stacey Young the representative said the reason the road is 45 ft. wide is because of the topographic of the land. They would have to scratch back the rocks. He said he believes the road can handle the traffic. Commissioner Taylor felt they could scratch out another 5 ft. there. Stacey said there is so much of the area when it comes to hillside that they can disturb.

Jay said the 45 ft. can handle about 50 homes. The 50 ft. width could handle quite a bit more. He said they could look at that road to see if they would be able to add 5 ft. to the road.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval of a preliminary plat request for Red Cliffs Park subject to working the road issue out with City staff. Commissioner Taylor seconded the motion. All voted aye.




HILLSIDE PERMIT

Consider a request for a hillside development permit for Red Cliffs Park, a proposed seven (7) phase master planned residential PD (Planned Development). The project would result in 103 single family residential lot. The site is on 34.58 acres. The site is located east of Escalara Phases 2 and 3; generally located at the north end of 2050 East Circle at approximately 1000 North. The applicant is QRS Group, the representative is Mr. Stacy Young, and the engineer is Bush & Gudgell. Hillside Permit Case No. 2008-HS-001

Assistant City Engineer Jay Sandberg said it has been recommended they follow the AGEC report. There is also a ridge line setback. There is a 100 ft. setback required from the ridge line. A flood prone area is located on the site. The wash is in Zone A, thus a portion of the site is in the flood plain. The flood prone area generally extends north to south through the center of the site.

Jay said the Hillside Review Board recommends approval with conditions;
A motion to approve the requested hillside permit as presented with the reservation that Lot 45 should be removed from the project unless the applicant and Development Services (staff) determine adequate mitigation measures are achievable, that all drainage on site shall be evaluated by Development Services and appropriate mitigation shall be made, that all walls, their method of construction, and materials shall be shown on the submitted plans and shall be in compliance with the city wall ordinance, that the 100 foot minimum setback from ridgeline be adhered to. It is recognized by the committee that the developer and representative have demonstrated design and consideration for preserving the visual amenities of the site. The motion also includes staff comments as presented in the staff report. ((Staff comments from the report as listed below))

The applicant shall follow the recommendations of the AGEC geotechnical report dated February 1, 2008; project no. 2072143 (pages 9 thru 17).

The drainage improvements shall comply with the City of St George flood control requirements. Recommendations are found in the Drainage Study; Project No. B & G 5-8741 (subject to City engineering review).

100 foot setbacks shall be maintained from the ridge line; per Title 10, Chapter 13 Overlay Zone, Chapter 13, Article A Hillside Development Overlay Zone, and specifically Section 10-13A-2.

No structures shall be located in the utility easement(s).

No structures shall be located in the site distance areas.

Retaining walls shall meet the requirements of Title 10, Chapter 18 Walls, Fences, and Hedges and Title 10, Chapter 18, Article A, Rockery Walls.

All density and disturbance shall comply with Title 10, Chapter 13 Overlay Zone, Chapter 13, Article A Hillside Development Overlay Zone, specifically Sections 10-13A-4 and 10-13A-5.

The requested non-applicable cross hatched areas on the slope map may be disturbed per Section 10-13A-5 (B)(3); Small washes or rock outcroppings which have slopes distinctly different from surrounding property and not part of contiguous topography may be excluded from slope determination if, in the opinion of the hillside review board, the exclusion of such small areas from slope determination will not be contrary to the overall purpose of this article.

No Disturb areas shall be designated on the slope map.

Orange fencing shall be installed to indicate limits of disturbance.

Trail head parking shall have off street parking provided that does not require backing out into the right of way.

A hillside permit shall be submitted for approval at the time a preliminary plat is submitted for approval.

Planner Ray Snyder spoke on the lots that were eliminated from the site. He said they have worked out the density and the slopes and staff is comfortable with the design.

Jay said they had a meeting with the developer and Washington City has put a requirement on this subdivision to have a second access. What they have told the developer is that they need to make a written proposal to the City and it will be taken to City Council as a separate issue.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval of a Hillside development permit for Red Cliffs Park subject to staff comments and applied with the motion of item 2A. Commissioner Campbell seconded the motion. All voted aye.

CONDITIONAL USE PERMIT

Consider a request for a conditional use permit to construct a detached accessory garage that would exceed the allowable height of fifteen feet (15-0) up to a proposed height of twenty feet four inches (20-4) high. The subject property is located in the Crimson Cliffs subdivision. The address is 2556 East 2300 South Circle. The zoning is RE-20 (Residential Estates 20,000 square foot minimum lot size).The applicants are Mr. and Mrs. Dell. Case No. 2008-CUP-013

Planner Ray Snyder said this request is to construct a residential garage. The proposed height for the garage is twenty-foot in height. The over all garage is over 2,000 sq. ft. Staff has recommended that the shower come out of the structure. The applicant agreed to remove that. The building is single-story. Staff recommends approval.

MOTION: Commissioner Burks made a motion to recommend to City Council approval for a conditional use permit for a detached accessory garage. Commissioner Taylor seconded the motion. All voted aye.

Commissioner Hullinger left the meeting at 6:45 p.m.

Acting Chairman Bracken indicated the time was 5:00 p.m. therefore they would move onto the public hearings.

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

A. Consider a zone change request from R-1-6, R-1-8, R-1-10, and C-2 (Highway Commercial) to C-2 (Highway Commercial) only on 4.51 acres. Located on the north side of Riverside Drive at 2200 East (the property is located across Riverside Drive from the City Dinosaur Museum). The applicant is Mr. Darcey Stewart. Case No. 2008-ZC-013

Community Development Director Bob Nicholson presented this item. The site was previously proposed as an LDS Church site but since dinosaur fossil tracks have been found on this property the LDS Church traded for another site. The property owner is willing to donate the property to the City as part of the dinosaur tracks property, but is requesting commercial zoning to enhance the value of the donation. Presently a portion of the property is zoned C-2 and most of the site is shown on the City General Plan as future commercial so the rezone and donation appear in order.

Assistant City Attorney Joseph Farnsworth asked if the land will be donated to the City. Darcey Stewart replied he cannot commit to that.

Laura Taylor City Parks Manager said through her conversations with Kent Perkins with Leisures Services that this parcel was going to be a donation to the City as a parks location.

Steve Kemp said they support the zone change.

MOTION: Commissioner Burks made a motion to recommend to City Council approval of a zone change for the Riverside Drive Property. Commissioner Read said he will second the motion but would like to clarify that the minutes reflect that Darcey Stewart is not committing to a donation of the subject property. Commissioner Burks said he accepts that into his motion. A roll call was placed:

Commissioner Campbell voted nay Commissioner Read voted aye
Commissioner Taylor voted nay Commissioner Burks voted aye
Commissioner Hullinger voted nay Acting Chairman Bracken voted aye
Motion does not pass (3 to 3). There needs to be another motion.

DISCUSSION ON THE MOTION
Bob Nicholson said the focus should be on the general plan and the property is designed as commercial.

City Assistant Attorney Joseph Farnsworth said you need to look at is this in the best interest of the City and is it reasonable.

Commissioner Taylor said his concern is realizing the value if that property had to be picked up and purchase by a foundation or some other one it would be a higher price. He would like to see the property be used as dinosaur experience. He would change his vote.

Commissioner Read said right now it is R-1-10 and the General Plan has it listed as Commercial.

Commissioner Burks asked to revote on the motion.

MOTION: Commissioner Burks made a motion to recommend to City Council approval zone change for the Riverside Drive Property. Commission Read seconded the motion. A second roll call was placed:

Commissioner Campbell voted aye Commissioner Read voted aye
Commissioner Taylor voted aye Commissioner Burks voted aye
Commissioner Hullinger voted aye Acting Chairman Bracken voted aye
Motion passes.

B. Consider a zone change from A-1 (Agricultural), RE-12.5 (Rural Estate 12,500 square foot minimum lot size), and RE-20 (Rural Estate 20,000 square foot minimum lot size) to TND (Traditional Neighborhood Development) on 42.5 acres. Located at approximately 2000 South and 3000 East (in Little Valley). The applicant is Mr. Bart Coon. The project is Crimson Valley Estates. Case No. 2008-ZC-014

Community Development Director Bob Nicholson said this is to rezone A-1 and RE-12.5 and RE-20 to TND. Bob said most of the property surrounding this property is Agricultural. Bob stated this is the first TND application the City has received. The TND is a permitted use in any development. According to the TND should include a balance housing types, single-family homes, twin homes and neighborhood commercial. Bob said they show eleven (11) three-story buildings. He said when the TND was created they did not create a density cap. So they need to look at the design of the project to see if it fits the neighborhood. Little Valley is still a very rural area. The current proposal is very heavy on the high density units. There are 485 units proposed on this 42 acres. 264 units are in the high density. There are only 19 single-family homes. 48 are twin homes. Bob said maybe the mixed of these units should be remixed. 2200 South is a proposed public street and is west of 3000 East. Bob said there are intersection alignment issues. The letters went out to the public in order to hold this public hearing.

Commissioner Campbell asked for the TND definition to be read into the record. Bob said there is a TND ordinance and then there is the criteria manual which is more of a guide line. Bob spoke on the criteria for the TND.

Bob read the staff comments into the record:

1. The Little Valley Plan encourages TND projects to provide for compact walkable neighborhoods with superior design and useable open space. The mixed-use aspect provides for neighborhood commercial services when such become viable due to necessary roof-tops (residents) to support such.

2. The mix of residential housing types continues to be the main issue with this project. The proposal shows eleven 3-story, 24-unit buildings. These eleven building account for 264 dwelling units out of the total 457 d.u. proposed. The Planning Commission may want to see more single family, and twin home style units and fewer 3-story buildings as a better way to fit into the surrounding area. In the new submittal detached single family homes have been increased from 19 to 21 units. There are 42 twin home units proposed and the other 394 proposed dwelling units are in some form of high-density housing (i.e, Assisted Living with 100 du or 30 units in the commercial mixed use area). A more suitable plan for this area would show a majority of the units in a single family or twin-home setting and a smaller portion in 3-story buildings located in the interior of the project and not on the perimeter.

3. At the PC meeting on June 10th, the Planning Commission expressed concern about the number of 3-story buildings and the overall high density adjacent to existing rural properties. Following the PC meeting of June 10th staff recommended to the applicant that the site plan be modified significantly to show predominantly single family detached housing units with the 3-story multi-family units perhaps being acceptable within the road loop (i.e, four 3-story buildings). The applicant has re-submitted his plans with rather minor changes to the overall plan. 2200 South street would connect 3000 East with 3210 East. The number of 3-story multi-family buildings remains the same at 11, plus a 100-unit assisted living facility is still proposed on the north side of the property.



4. This is the first TND application received by the city and it will set the standard to some degree of what other applicants might expect. The project layout should be right for the area with an appropriate mix of housing types and not dominated by large 3-story multi-family housing structures. Staff feels the applicant has failed to provide a plan that properly integrates into the surrounding area. A plan with primarily single-family detached housing (with and without alleys) could be designed to blend better with the surrounding area, and the applicant should be instructed to come up with a more suitable plan for the setting. Staff recommends that the current plan and zone change request be denied.

Commissioner Taylor spoke on how the TND came about for this area. He spoke on the other cities models that already work in their area as a TND. He felt this is not quite what he thought they would be looking at for a TND.

Bob mentioned the Daybreak development in Salt Lake City. He felt that was very good model to go by as a working TND. He said the applicants are aware of Daybreak.

Jay Bollwinkle the applicant presented a power point. He indicated they were mocking their design off the model in the TND ordinance. He said one of the keys to a TND is that it takes a lot of people to make it work. He feels they need people and the density to make the town center active. Jay spoke on the assisted living facility and felt it would be a great addition to their project. He showed examples of the Kentlands TND; mixed use, condos, walkable tree lined streets, twin homes, single family residences and parks. As Bob said we may be heavy on the three story buildings. He said they need to make bottom stories viable and get residences above right away. Spoke of examples such as day care, banks, small retail, etc. Jay Bollwinkle illustrated the green space planning, trail systems, and club house. Garages are in auto court between homes.

Commissioner Campbell inquired about the three and four story apartments. Very few slides have been seen previously of these in a TND. The architecture is nice with a southwest flair, but the height a massing I have concerns with.

Jay Bollwinkle asked if that was every ones concern.

Council Member Shakesphere asked about the parking requirements and density. St Georges mass transit at present is very small.

Jay Bollwinkle explained all parking is designed to meet city standards.

Commissioner Hullinger asked about the planning for guest parking. Jay Bollwinkle replied guest parking has been included. He then spoke on the project they are building in Murray.

Commissioner Campbell said if the center was broken down into smaller units. But the parking area looks like they are for a large commercial area. There seems to be a great amount of asphalt.

Judy Wilson lives in the home east of the bird barn. She wanted to know how they will address the wet land out there and she would prefer lower density.

Jennifer Campos said this is an agricultural area. She has a barn that backs to this development. She has six horses there. She is upset that something is being looked at as something they want. She feels this would be mistake to place this high density in an agricultural area. She mentioned the high water level out there.

Mr. Wilson lives by this. He said their property value will drop due to the high density.

Jennifer said she feels that there are other areas in St. George that this area would be better for.

Assistant City Attorney Joseph Farnsworth said the Planning Commission needs to make a recommendation within 30 days or it is deemed as an automatic vote recommending approval.

Bob said if the applicant requests a longer continuance at their request does that override the 30 days. Joseph said it is very clear that the code states that failure of the Planning Commission to make a recommendation shall result in recommendation for approval. He said he does not know how they can get around that.

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

C. Consider a zone change from PD Residential to PD-COM (Planned Development - Commercial) on 2.44 acres. Located at River Road and 2450 South (west side of River Road). The applicant is Ence Homes. The project is Painted Desert Professional Complex. Case No. 2008-ZC-015

Community Development Director Bob Nicholson said this request is to consider a zone change from PD Residential to PD-COM. The applicant is Ence Homes and the project is called the Painted Desert Professional Complex. Bob said this is on the General Plan as Commercial. When the applicant came through on Painted Desert it was indicated that they saw this site as either a church site or commercial. They are showing 6 buildings as single-story office buildings. There are some driveway access issues. The uses proposed are administrative offices.

Commissioner Hullinger asked if there is a traffic light signal planned for that area. Bob believed there was but he wasnt sure.

Korey Kinder representative for Ence said he was told there would be a light but he is not sure of the timing. He said he could check with City Traffic to see what the time limit would be. He said these buildings will be similar to the ones on Sunland Drive.

Commissioner Hullinger said she is concerned about the traffic.

Karen Bertie said she lives to the back of this complex. She agrees with Commissioner Hullinger on having a traffic light there. She feels without a light it would make it harder to get out to River Road.

Denise Blyn said she is concerned about the traffic. She said she thought there would be homes there.

Bob said they are required to have a privacy wall which would be six foot.

Bill Moore from Desert Sands said seeing that this area is zoned for this type of construction. He said there is a major concern with that intersection. He said River Road is very bad.

Korey Kinder said the posts are already being set. He is not sure of the information he has received. He knows it would be a help to his construction to get the conduit in while that is going on.

Commissioner Campbell suggested landscaping trees on that slope for privacy. Korey said they do plan on a 6 ft. wall to deal with the privacy issue.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval of a zone change from PD Residential to PD-COM (Planned Development - Commercial) on 2.44 acres located at River Road and 2450 South (west side of River Road) and to work with the City staff on the traffic issue for River Road.

Commissioner Campbell asked if tree screening is needed to see that they follow through could be added to the motion.

Acting Chairman Bracken said what you are saying is that the foundation of the home would have the foundation of the fence that high. This should be put in the motion to clear the reasoning for the tree screening.

Commissioner Campbell seconded the motion. All voted aye.

BDCSP (BUILDING DESIGN CONCEPTUAL SITE PLAN)

Consider a building design and conceptual site plan (BDCSP) to remodel and construct an addition to an existing assisted living facility. There are 121 existing assisted living units and it is proposed to add 28 new units plus 30 Alzheimer units. The project name is The Meadows. The owners are Mr. Larry Blake and Mr. Vaughn Puhsipher. The representative is Mr. David May. Located at 950 South and 400 East. The zoning is PD (Planned Development). Case No. 2008-BDCSP-003

Planner Ray Snyder presented the item. This request is to remodel and construct an addition to an existing assisted living facility call The Meadows. There are 121 existing units. It is proposed to add 28 new Assisted Living units and 30 new Alzheimer units. The total resultant units will be 179. The kitchen and dining area will also be expanded. Existing building area is 91,000 sq. ft. New construction area is to be 33,000 sq. ft.

Ray presented staff comments:

1. The building colors and materials shall be per June 10, 2008 submittal to Planning Commission.
2. The building(s) height(s) are approved not to exceed thirty five feet.
3. Parking shall be demonstrated to meet the zoning ordinance requirements during the site plan review process. Parking spaces shall be 9 x 18 in size with 25 wide drive aisles minimum.
4. The density is approved as submitted.
5. A SPR (Site Plan Review) application along with 4 sets of plans shall be submitted to the Development Services Dept. for standard plan check review.
a. Screen all HVAC equipment from view.
b. Provide a photometric plan.
i. Pole lighting shall be of a dark sky style with no lens protruding below the side perimeter of the fixture.
ii. The light levels are to be verified by a light meter prior to occupancy.
6. Signage shall be under separate permit.

Traffic Conditions
1. Meet the requirements of the City Traffic Engineer.
2. Meet the requirements of the State of Utah Department of Transportation (UDOT).
3. All signing and striping shall conform to the City of St. George and MUTCD standards.

David May is with the architectural firm for this project.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a building design and conceptual site plan (BDCSP) to remodel and construct an addition to an existing assisted living facility. There are 121 existing assisted living units and it is proposed to add 28 new units plus 30 Alzheimer units. The project name is The Meadows. Commissioner Burks seconded the motion. All voted aye.

Meeting adjourned at 7:00 p.m.