Planning Commission Minutes

Tuesday, July 8,2008



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


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

CITY STAFF: Community Development Director Bob Nicholson
Assistant City Attorney Joseph Farnsworth
Planner Ray Snyder
Planner Craig Harvey
Engineer Cathy Hasfurther
Engineer Jay Sandberg
City Project Manager Todd Jacobson
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 ITEM FINAL PLAT

A. Consider approval of a final plat for Whispering Ridge Phase 3, an eight (8) lot residential subdivision located on the northeast side of Indian Hills Drive at approximately 1200 West and 800 South. Mr. Jim Raines is the representative. The zoning is R-1-10 (Single family Residential 10,000 sq. ft. minimum lot size). Case No. 2008-FP-031

B. Consider approval of a final plat 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-FP-032

City Project Manager Todd Jacobsen introduced the final plats into record. Todd said the final plats are ready for Planning Commission approval.



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

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).
(Note: This was previously tabled at the June 10, 2008 Planning Commission meeting)

Assistant City Engineer Jay Sandberg said this item was tabled to allow the applicant time to resolve how the creation of a proposed tot lot would result in deficiency of four (4) parking spaces. Since that time the applicant met with staff and determined to redesign the plat to meet parking requirements and eliminate the tot lot.

Jay said this development is currently a 48 unit 3-bedroom per unit apartment complex and managed by an on-site manager. The owner proposed 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.

The developer has stated that the target market for this complex is first time homeowners, lower income buyers and investors.

Jay said his department took time to meet with the Citys building officials and the comments they received back from them was that the occupancy for apartments is the same occupancy for condominiums. So it met code for that type of occupancy when it was built. Although today if those same units would need to be built it would not meet todays codes. Jay said there are a couple of items; 1) they are slightly under the required square footage and 2) the setback from the north bound does not meet code.

Assistant City Attorney Joseph Farnsworth said the Citys Legal Department has been speaking with planning staff. A condominium is a permitted use in this R-4 zone but it must be all new construction, unless otherwise approved by the Planning Commission. So Planning Commission would need to approve this based on the fact it is not



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all new construction. Joseph wanted to point out that there are some density regulations for townhomes and condominiums and it looks like this development is about 4,900 sq. ft. short.

1st unit requires 6,000 sq. ft. of ground space
2nd unit requires 2,000 sq. ft. of ground space
3rd & 4th units require 2,000 sq. ft. per unit of ground space
Additional units 1,700 sq. ft per unit of ground space

Assistant City Attorney Joseph Farnsworth said based on their units they would need to have 83,400 sq. ft. of ground space and they are only showing 78,408 sq. ft. He said this information comes from Section 10-7C-5 in Chapter 7C on Density Regulations.

Acting Chairman Bracken asked if this could be passed through Planning Commission or do they need to go through Board of Adjustment. Assistant City Attorney Joseph Farnsworth said he doesnt believe Planning Commission could waive that requirement on their density so Planning Commission would not be able to approve this tonight.

Assistant City Attorney Joseph Farnsworth said when the units were approved as apartment complex it did not fall under the ordinance requiring additional square footage of land.

Acting Chairman Bracken suggested the applicant table this in order to give the applicant time to rethink the layout of this project. David Watson the applicant said he would agree to table this item.

MOTION: Commissioner Taylor made a motion to table the item based on applicants request. Commissioner Hullinger seconded the motion. All voted aye.

DETERMINE USE

Determine if a day treatment program for adolescents and adults is similar to and in harmony with a Child Nursery use which is a conditional use in the RE zones; Section 10-7A-3 Conditional Uses.

Planner Ray Snyder said he would like to take the next two items together as they are related.

Planner Ray Snyder introduced this request to Planning Commission in order for them to determine if a day treatment program for adolescents and adults is similar to and in harmony with a Child Nursery use which is a conditional use in the RE zones. Ray said

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this propose project is an agricultural/equestrian themed day treatment program for both adolescents and adults. The adolescent program would primarily be M-F 8:00 a.m. to 4:00 p.m. with a maximum number of 15 youth (target class size 10). The adult classes would be M-F 4:30 p.m. to 8:00 p.m. with a maximum number of 15 (target class size is 10). Some Saturdays are possible for both programs.

Ray went on to say that if Planning Commission makes a determination that this use is in harmony with the RE zone then an equestrian themed day care use could be considered as a conditional use in any RE zoned property with the City. However, this request has been prompted only by the applicants desire to legally establish the business at 1054 North 1100 West.

Acting Chairman Bracken said he did not see the similar use from a day treatment program to a child nursery.

Assistant City Attorney Joseph Farnsworth said the ordinance states any use similar to the Child Nursery and judged by the Planning Commission to be in harmony with the character and intent of this zone. He went on to say that the definition for a child nursery in the code is an establishment for the care and/or instruction, whether or not for compensation, of nine (9) or more children other than members of the family residing on the premises. Joseph said the question for Planning Commission is whether an agricultural/equestrian themed day treatment program similar to a child nursery is in harmony with an RE-37.5 zone.

Commissioner Read asked what zone is a day treatment program allowed in currently. Council Member Shakespeare mentioned the hotels downtown that were transposed to youth treatment centers. At that time you needed to have 5 acres to run one.

Commissioner Hullinger asked if this item could be tabled and perhaps have the applicant look at a different direction on this request. Assistant City Attorney Joseph Farnsworth said instead of tabling this item he would recommend that Planning Commission find this not in harmony for this use and then the applicant can come back and meet with the Citys Legal Dept.

Bob Bergren the applicant said the reason he feels this is similar to Child Nursery is because they do other activities on this treatment center which are allowed under permitted uses such as educational, greenhouses, and care. It was the Planning and Zoning Directors suggestion to have this heard by Planning Commission because he felt it fell under the Child Nursery.



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Bob Bergren said they would like to expand the uses to children victims of domestic violence and their parents. They would need to have a State license to operate under that umbrella.

Commissioner Burks asked about the adult program. Bob Bergren said they will work with parents of substances abuse groups. Commissioner Burks asked if any of them would have criminal records. Bob Bergren said some of them may.

Council Member Shakespeare said the biggest concern is the not amount of the facilities you will have there but it is the adjacent neighbors. Bob Bergren said the neighbors are in favor of this project.

Commissioner Taylor said the big issue is whether this in harmony with Child Care Center. There are many reasons in which it isnt but it does open up other possibilities of other types of treatment centers coming and requesting to be in residential areas. Commissioner Taylor said he feels they need to look at this not as a school but look at it for what it really is which is a treatment center. He believes this needs to be referred to City Council. Assistant City Attorney Joseph Farnsworth stated this is a matter solely for Planning Commission to decide; it does not get referred to City Council.

MOTION: Commissioner Taylor made a motion to recommend that he does not believe it is in harmony with Child Nursery and he moves that this item should go to City Council and have them decide how this should be incorporated into the City. Commissioner Burks seconded the motion.

DISCUSSION ON THE MOTION
Planner Ray Snyder said determine use stops at Planning Commission does not go to City Council. Acting Chairman Bracken said that is what he is trying to say in his motion that this needs to be heard at City Council level to see if they want to amend the ordinance to allow this use. Ray said this would come back before Planning Commission as an amendment to the City ordinance.

The motion will stay as stated. All voted aye.

CONDITIONAL USE PERMIT

Consider a request for a conditional use permit to establish and operate an agricultural / equestrian themed day treatment program for both adolescents and adults. The adolescent program would primarily be M-F 8:00 am to 4:00 pm and a maximum number of 15 youth (target class size is 10). The adult classes would be M-F 4:30 pm


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to 8:00 pm and a maximum number of 15 (target class size is 10). Some Saturdays are possible for both programs. A city business and a state license is required. The
applicant is Mr. Robert Bergren. The zoning is RE 37.5 (Single Family Residential
37,500 square foot minimum). The property is located at 1054 North 1100 West. Case No. 2008-CUP-014

MOTION: Commissioner Taylor made a motion to recommend denial due to the fact that the Determined Use on this agenda did not pass. Commission Burks seconded the motion. All voted aye.

GENERAL PLAN AMENDMENTS PUBLIC HEARINGS (5:00 P.M.)

A. Consider an amendment to the City General Plan Land Use Map. The current land use is OS (Open Space) and FP (Flood Plain) and it is requested to change to MDR (Medium Density Residential). The area encompasses approximately 25 acres. The applicant is Mr. Rick Wood and Mr. Rich Lewis. The project is Palomar Subdivision. Mr. Jared Poulson is the representative. The site is generally located on the south side of Riverside Drive at approximately 1900 East and the property overlooks the Virgin River. Case No. 2008-GPA-003

Planner Ray Snyder said this request is to amend the General Plan Land Use map to change the land use designation from Open Space and Flood Plain to Medium Density Residential on 24.66 acres. Ray pointed out that Open Space is normally intended for property within the 100-year flood plain. This property is not within the 100-year floodplain due to its elevation above the Virgin River.

Ray reported the Palomar subdivision was originally approved by the City for seventy-six (76) single family lots under the R-1-8 zone. The applicant feels that due to the changing market conditions and the demand for the aging-in-place communities, they are requesting a General Plan amendment for Medium Density Residential allowing up to 9 dwelling units per acre and an associated zone change for Planned Development.

Ray spoke on their proposed project. This is an assisted living facility in a non-institutional setting. This community would offer a secure place to live while providing the independence that is not available in an institutional setting. A management team would offer maintenance of the property, security, meals and activities. The project would consist of eight (8) duplex units, nineteen (19) triplex units, fourteen (14) four-plex units and two (2) forty-eight (48) unit condominiums equally a density of nine dwelling units per acre.

Ray said staff comments are as follows;

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1. The General Plan land use map is a guide for zoning decisions and zoning requests which are not consistent with the General Plan require a General Plan amendment prior to considering the zoning request.
2. The General Plan review is a chance to see how the subject property fits into the overall area and see what potential ripple effects would be from altering the
proposed land use. We take a macro-view of the request rather than the micro- view typical of zoning requests.
3. The vicinity north of the subject property has a considerable amount of high density housing, either existing or planned and approved. Those projects include; Rebel Creek Apts (student housing with 108 units and 648 total beds; The Falls at Mesa Point Apts with 198 units, Nettas Knoll planned condos with 173 units, Villa de Colina Condos with 156 units and vacant R-3 property next to the Rebel Creek Apts. This equals 635 apt or condo units just to the north of the subject property. The existing and approved housing projects in the general vicinity raises the issue of whether the area has enough higher density housing projects. If the General Plan amendment is approved, a Traffic Impact Study (TIS) will be required prior to any zone change.

Commissioner Taylor asked if there was an updated FEMA flood plain map to date. He felt it was important to see if this Open Space and Flood Plain.

Assistant City Engineer Jay Sandberg said the land is not in the flood plain it rises up. There is no evidence of any flooding.

Jared Poulsen the representative for the applicants said the property is currently zoned the R-1-8. The property is plotted for single-family homes on 8,000 sq. ft. of land. They decided a high density end would do better for this parcel. This is an independent living process not an assisted living facility. There will be no medicine or medical facilities on this site. The design will be a mansion style which means it will be design to look as a single-family home. He said the project sits 40 ft. above the flood plain. There are some low density zone but they are across the highway and on top of a ridge. They have design the layout as a cluster design which will allow for more open space. Currently there are 8,000 trips that are created on Riverside Drive. The independent living residents will not have a great need to travel. They would be happy to provide demonstration that this will not be a great impact on traffic for Riverside Drive.

Gary Pierce the owner of the property felt this would be a great asset to the community. He feels it is a great program.

Richard Sailander is a retired long-term care instructor. He said he will be in charge of this development. He spoke on the nursing homes and assisted living facilities and their
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uses. He said from the 25 units they are proposing they currently have 28 people on a waiting list. They will receive one meal a day. At that meal, staff could identify any problems with the residents. The age they are looking at is between 60-90 years of age.

He felt traffic will not be much of an issue because they will have the facilities that they may need to come to the complex instead of the residents going out to them.

Jared said he would like to point out the low impact and the jobs that will open up for the community.

Assistant City Attorney Joseph Farnsworth said this is different from a zoning request because once this is in place people can come in a change the zone to match that use.

Jared said they will be asking for a PD zone which means it will go through a design review. But for today they just are asking for the General Plan amendment.

Richard said there are a number of units that are similar to this in Salt Lake City. The ones here are attached to the assisted living or nursing homes. In this independent living they provide the kitchen quarters.

Council Member Shakespeare asked if this facility provides transportation to where they need to go or will SunTran make a stop on their route for there. Richard said it is their intent to provide transportation but it will not be limited to there service.

Commissioner Nobis said his concern is what if this gets change and they come in with a different use because of the increase in density. Commissioner Taylor said he looks at the same problem.

MOTION: Commissioner Taylor 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 OS (Open Space) and FP (Flood Plain) and it is requested to change to MDR (Medium Density Residential) the area encompasses approximately 25 acres and include staff comments. 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 1.30 acres. The applicant is Ms. Alice Thallmayer. The project is Dixie Center Town Homes. Mr. Sterling Bradshaw is the representative. The site is generally located at 600 South 850 East. Case No. 2008-GPA-002


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Planner Ray Snyder said this item is also related to the next item which is the zone change for Dixie Center Townhomes.

Planner Ray Snyder presented this amendment to the General Plan Land Use map to change the land use designation from Medium Density Residential to High Density

Residential on 1.29 acres. The applicant would like to construct an additional building on site with 15 dwelling units within the building.

Staff comments are as follows:

1. The General Plan land use map is a guide for zoning decisions and zoning request which are not consistent with the General Plan require a General Plan amendment prior to considering the zoning request.
2. This parcel is located between the Dixie State College campus and Interstate 15. Land area to the NE is designated a High Density Residential and this property serves the same function and that is as student housing for the college. Property to the west is also multi-family housing.
3. The property currently has 2 buildings (4-plexes) and a third building with 15 units is proposed. A rezone to R-4 is necessary in order to build additional units on the property.

Commissioner Campbell asked what the adjacent property to this parcel is. Ray pointed out what the adjacent zones where.

Heath Oliverson the representative for the applicant said they wont be able to get 24 more units on this site due to changing the density. They are only proposing to add one more building which will have 15 units.

Ray read an opposition letter into the record from a nearby neighbor.

Heath said based on their parking requirements they will need to do under the building parking to meet their requirement.

Commissioner Taylor would like to visit the site and have this item tabled. Commissioner Hullinger seconded the motion. All voted aye.

July 17th at 4:30 p.m. Planning Commission will meet on site.




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

A. Consider a zone change from R-3 (Multiple Family Medium Density) to R-4 (Multiple Family High Density) on approximately 1.30 acres. Located at
approximately 600 South 850 East. The applicant is Ms. Alice Thallmayer. The project is Dixie Center Town Homes. Case No. 2008-ZC-012

This item was not heard due to the site visit that will take place on July 17th by Planning Commission members.

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

(Note: This was continued from the June 10, 2008 PC meeting.)

Planner Ray Snyder presented this item for the second time to Planning Commission. Currently the zone is RE-12.5 and RE-20. Ray did a power point presentation. This request is for a Traditional Neighborhood District (TND). A TND project is designated as an accepted use within all areas designated for residential development. The average for the project is 10.6 units per acre. Residential units would develop first. Loop Road to be constructed with associated units. The rest of residential will develop as Phase 2. The assisted living would be Phase 3. The retail/mixed residential would be the last phase. The buildings are proposed to be less than 35 ft. high. The site will be 21% landscaped.

Jay Bollwinkle pointed out the new changes they have implemented to their site plan. He said they did reshuffle the density. He said they checked the density for DayBreak in Salt Lake City and their density is 10-12 du/ac. He spoke on the design of the buildings stating that they have varied the design for the buildings.

Jennifer Campos lives east to the development. She is having a difficult time seeing how a TND is fitting into an agricultural area. She asked if this would be considered high density because it is a TND.

Assistant City Attorney Joseph Farnsworth explained the difference of TND versus a normal subdivision.

Planner Ray Snyder read into the record some of the requirements in order to have a TND from the TND ordinance.
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Jennifer said they speak of a neighborhood and she feels the design makes it look only exclusive. She feels the agricultural area needs to be preserved. She wants to see the neighborhood to stay the way it currently is.

Judy Wilson lives east of the bird barn. She would objective to this development. She feels it does not fit into their neighborhood. She spoke on the soil conditions.

Corey Hughes said his family owns 5 acres in this area. He said they are building a home currently. He feels they are being pushed out of the architectural area. Corey is concerned about traffic for the density they are proposing.

Council Member Shakespeare said how many families own property out there with animals. Jennifer Campos said that everyone out there owns horses and cows.

Commissioner Taylor said the agricultural families are worried about their lifestyle and question if it will be compromised. He feels a person that is buying a home next to agricultural area they should sign an agreement that they understand the lifestyle that comes with that area.

Ray wanted to mention the letter from the City Parks Dept. It talks about what size a park should be. Commissioner Nobis said this does not look or have a feel of a TND. It looks more like an apartment complex. The other Planning Commissioners agreed.

Jay Bollwinkle said they have followed the criteria of the TND ordinance to the T. He feels they have nailed the criteria. Commissioner Taylor said the buildings that will be 4-story is what bothers him that is more of a apartment complex look instead of an TND. He wants to know why this cant be pointed out in more of the direction of single-family porch front homes where the parking is in the rear.

Commissioner Campbell said the quantity is the 3-4 tall story buildings is the problem he has with the design. This does not appear to be a TND.

Commissioner Nobis called for a question;

MOTION: Commissioner Nobis made a motion to recommend denial of a zone change from A-1 (Agricultural), RE-12.5 (Rural Estate 12,500 sq. ft. minimum lot size), and RE-20 (Rural Estate 20,000 sq. ft. minimum lot size) to TND (Traditional Neighborhood Development) on 42.5 acres. Located at approximately 2000 South and 3000 East (in Little Valley). Commissioner Burks seconded the motion. All voted aye.



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C. Consider a zone change from R-1-10 (Single Family Residential 10,000 square foot minimum lot size) to PD-RES (Planned Development Residential) on 12.3 acres. The site is located northwesterly of the intersection of Lago Vista Drive and
Plantations Drive. The applicant is Investors Group of Las Vegas, Rosenberg
Engineering is the representative. The project is PA (Planning Area) # 17 @ The Lakes. Case No. 2008-ZC-016

Planner Craig Harvey presented this item. They would like to change the zone from R-1-10 to PD-RES (Planned Development Residential). The City Council amended the General Plan on October 5, 2006 that will allow for Medium Density Residential, High Density Residential, Commercial and Open Space. Low Density Residential will still be allowed. Craig said the first Planning Area 17 will consist of 9 buildings of High Density residential Condos/Apts of 184 units. Five three-story buildings with twenty-four (24) units per building and four three-story buildings with sixteen (16) units per building, and a club house, pool and pool room.

Craig presented staff comments:

1. With the approval of the Zone Change it is recommended that a condition is in place, under which the maximum building height for Pod 17 will not exceed 40 ft. to Ridge.
2. A Traffic Study was done in August 2006. Since that date the master plan for The Lakes has changed by shifting some LDR areas to HDR thus requiring an update and revision to the current traffic study.
3. Pod 17 is within a Hillside Overlay zone and will require a Hillside Review Board (HSRB) to be completed; however, the HSRB will meet on July 16, 2008 which is after the July 8, 2008 Planning Commission session. A motion will not have been made for HSRB recommendation of approval or denial to the Planning Commission.
4. A Development Agreement will be drawn up between the developer and the City Of St.George and will be subject to approval by the Citys Legal Department.
5. Required recreational area for the site is 200 sq.ft./Unit or 36,800 sq. ft. The proposed provided recreational area will constitute 208.5 sq.ft./Unit or 38,370 sq. ft. total, thus meeting the requirement.
6. If the ZC is approved a Preliminary Plat and Final Plat will also be required to be reviewed by both the PC & CC.
7. Privacy gates and gated communities are discouraged by the City Council. The applicant has three privacy gates shown on the Conceptual Site Plan. Two gates are located at the top of the entrance drive by the clubhouse and one gate, designated as a non-locked crash gate, at the rear entrance/exit off North

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Road. A narrative explaining the rational for the gates must be included for the Preliminary Plat Review and will be subject to approval by the City Council.
8. Six foot (6) privacy block walls or solid fence are permitted on the street frontage of corner lots according to ORD 10-18-5(F) provided the wall is setback at a minimum of 10 from the sidewalk and reduces in height to 3 at drive entrances.
9. Storm Drain design will be subject to an Engineering Review.
10. HOA (Home Owners Association) This item will be addressed at the preliminary and final plat stage of the plan. However, it is indicated in the narrative that an HOA will be established.
11. The private street center median will be landscaped as shown on the plan and maintained by the HOA.
12. A Community Park will not be part of the Pod 17 development, however, the development of community parks are part of The Lakes master plan.
13. There will be several dedicated open space areas indicated in The Lakes Master Plan. There will be an area (dry wash with a trail) directly to the north and west of Pod 17 that will be designated as Open Space and preserved.

Staff Recommendations:
Three options seem apparent to consider:

1. Approve the Zone Change from R-1-10 to PD-Residential under the condition that it will be subject to a favorable motion by the Hillside Review Board (HSRB) and the staff comments listed above and the following conditions listed below:

a. Building Height will not exceed 40 to top of Ridge for PA-17.
b. Revise and update the traffic impact study to reflect the changes as shown in the current Master Plan of The Lakes before going to Preliminary Plat review.
c. A narrative explaining the rational for the privacy gates shown on the plan to be submitted with the Preliminary Plat and noting that any privacy gates will be subject to City Council approval.
d. The dry wash area north of PA-17 will be designated as preserved critical open space.
e. The creation of an HOA must be addressed at the Preliminary and Final Plat Reviews.

OR


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2. Table the decision for Planning Commission approval until after the HSRB has been completed and received a favorable motion.

OR

3. Approve the Zone Change from R-1-10 to PD-Residential as submitted with no conditions or a favorable completed HSRB.

Commissioner Bracken asked if this area was included in the bonus density area. Assistant City Attorney Joseph Farnsworth replied it is not.

Rick Rosenberg representing the Investors Group said there has been 200 acres that has been set aside for recreational area space. Rick pointed out those areas on a zoning map. They have agreed with Shari McTiver City Traffic about the Traffic Impact Study. Council requested they shift some of the density around. They will modify that and verify those numbers. The reason for the gates is because of the geographical area is isolated. He feels it is little bit on its own. They would like to offer some security with the gates. All of the parcels will have access to the City Trail Systems. The dry wash area will remain as open space. There is a project wide HOA that will maintain the maintenance of the project.

Commissioner Campbell asked about the trails. Rick said the trails come up those side canyons. Not all the canyons have the trails that have approval to date. They will have pedestrian gates that will get them down to the trail.

Council Member Shakespeare stated when it comes to storage and guest parking these are concerns she has. Rick said they do have garages and covered parking. Every unit has a garage or a covered space. They have excess parking for the site.

Rick said HSRB was on site during the beginning process. The whole site is 137 acres. As a result of that meeting they made the master plan based on their comments. He said the HSRB will be coming out to view this specific site. Rick said he feels they will receive a very positive visit from the HSRB.

Assistant City Attorney Joseph Farnsworth said this item cannot go onto City Council until the development agreement is executed. He has been in contact with the developers attorney, Matt Ence, and he is aware of this requirement.





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MOTION: Commissioner Burks made a motion to recommend to City Council approval of a zone change from R-1-10 (Single Family Residential 10,000 sq. ft. minimum lot size) to PD-RES (Planned Development Residential) on 12.3 acres. The site is located northwesterly of the intersection of Lago Vista Drive and Plantations Drive. With recommendation of Option 1 and include staff comments. This zone change request will not go to City Council until the Development Agreement is fully executed. Commissioner Nobis seconded the motion. All voted aye.

7:15 p.m. meeting adjourned