Planning Commission Minutes

Tuesday, October 14,2008



CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
October 14, 2008 4:00 p.m.


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

CITY STAFF: Assistant City Attorney Joseph Farnsworth
Community Development Director Bob Nicholson
Planner Ray Snyder
Planner Craig Harvey
Engineer Jay Sandberg
Deputy City Recorder Linda Brooks
EXCUSED: Commissioner Ron Read

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

Consider approval of a final plat for Escalera Phase 3 with eleven (11) residential lots located north of Escalera Phase 2 at approximately 2000 East and 1100 North. The applicant is Bar S Properties Inc. (aka S & S) and the representative is Bush & Gudgell. Case No. 2008-FP-034

Todd Jacobson Project Manager presented this item. He indicated the final plat meets all of the final plat conditions and approvals.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval for a final plat for Escalera Phase 3 with eleven (11) residential lots located north of Escalera Phase 2 at approximately 2000 East and 1100 North and authorize Chairman to sign. Commissioner Nobis seconded the motion. All voted aye.

PRELIMINARY PLATS

A. Consider a preliminary plat request for Dixie Commons with ten (10) commercial building lots located at the corner of Dixie Drive and 1600 South. The applicant is BV Dixie Commons, LLC. The representative is Rosenberg Engineering. The zone is PD-COM (Planned Development - Commercial). Case No. 2008-PP-019

Bob Nicholson Community Development Director stated this is to plat a 10 lot retail and professional office complex at approximately Dixie Drive, 1600 South Street and Plantations Drive. The lots sit on 9.95 acres and it is zoned commercial. The zoning and site plan building elevations and construction drawings were approved for this development in 2006 and 2007. The site improvements are complete for the entire development. Several of the buildings are constructed, but not the bank, food, office A and B, and retail J. These buildings will be constructed in the future. Staff recommends approval be subject to the following;

1) A final plat showing the lots should be required.
2) A cross-access and shared parking agreement should be a restriction on the final plat.
3) All of the parking areas should become a utilities and drainage easement for the public and private utility and drainage improvements that have been installed.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a preliminary plat request for Dixie Commons with ten (10) commercial building lots located at the corner of Dixie Drive and 1600 South. Commissioner Hullinger seconded the motion. All voted aye.

B. Consider an amended preliminary plat request for Foremaster Holding Six Lot Parcel with six (6) residential lots located at the corner of Foremaster Drive and 1470 East. The applicant is Foremaster Holdings, LC, Mr. Howard Foremaster representative. The zone is R-1-10 (Single Family Residential 10,000 square foot minimum lot size). Case No. 2008-PP-020

Jay Sandberg Assistant Project Engineer said this is a request for a six lot R-1-10 subdivision. He said the subdivision is adjacent to the new LDS church under construction. The utilities have been included in the construction of the roadway (1470 East). Staff recommendations are as follows;

1) Lot one shall not have access on Foremaster Drive. A wall should be required along Foremaster Drive similar in appearance to the Foremaster Subdivision wall to the east and an association be created for maintenance of the 10 landscape area. Or the house constructed on lot one should face Foremaster Drive with a driveway from 1470 East.
2) A temporary turn-around should be constructed on the south end of 1470 East.
3) A small drainage channel should be constructed at the south end of 1470 East to collect runoff.
4) Lots five and six should be walkout basement lots to avoid excessive fills adjacent to existing homes in Foremaster Ridge subdivision.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval of an amended preliminary plat request for Foremaster Holding Six Lot Parcel with six (6) residential lots located at the corner of Foremaster Drive and 1470 East with staff comments. Commissioner Taylor seconded the motion. All voted aye.

BDCSP (BUILDING DESIGN CONCEPTUAL SITE PLAN)

Consider a building design and conceptual site plan (BDCSP) to construct the Replacement Airport Terminal Building. The owner is the City of St George. The representative is Mr. Rick Crossman, Airport Manager. Case No. 2008-BDCSP-005

Ray Snyder Planner stated this is permission to construct a two-story replacement airport terminal building. The height of the building will not exceed 35 ft. There is no control tower.

He described the site as being located on approximately 16 acres and includes the building, parking, drive aisles, and landscaping areas; the terminal area ground cover breakdown is as follows;

Parking: 421,020 sq. ft. 62.8 %
Landscaping: 90,860 sq. ft. 13.6 %
Roadway: 133,940 sq. ft. 20 %
Concrete: 24,360 sq. ft. 3.6 %
_______
Total: 100 %

Staff comments are as follows;

1. The building colors and materials shall be per October 14, 2008 submittal to Planning Commission.
2. The building height is 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. 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.
5. 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.

Rick Crossman the Airport Manager presented a power point presentation. He introduced the team that will make up the design of the structure. They visited several terminals throughout to see what would fit for this area as far as design goes. They narrowed it down to a terminal in Travis City Michigan for a similar design here. The terminal building will be on the east side of the runway. The runway runs south & north.

Les Syphus with Mesa Consulting said the peak roof will be a metal roof and the other materials will be sandstone on the outside. The glass will be tinted and insulated.

MOTION: Commissioner Campbell made a motion to recommend approval of the building design and conceptual site plan (BDCSP) to construct the Replacement Airport Terminal Building. Commissioner Burks seconded the motion. All voted aye.

CONDITIONAL USE PERMITS

A. Consider a request for a conditional use permit to demolish the existing animal hospital on Dixie Drive and to construct two new buildings; a small animal hospital and a large animal hospital. Also an incinerator will be installed on the property. The project is Dixie Veterinarian Clinic. The subject property is located at 730 North Dixie Drive. The zoning is C-3 (General Commercial). The applicant is Dr. Craig Brinkerhoff D.V.M. Case No. 2008-CUP-012

Ray Snyder Planner presented this item for the applicant requesting permission to demolish the existing animal hospital on Dixie Drive and to construct two new buildings; a small animal hospital and a large animal hospital. The subject property is located at 730 North Dixie Drive on 1.868 acres. The property is zoned C-3. Ray said the existing stalls and horse corrals are to remain. A new 6,348 sq. ft. small animal clinic with 173 sq. ft. porch and a new 3,287 sq. ft. large animal clinic will be constructed. Also a new parking lot and landscaping will be added. Boarding and grooming will also be provided as a service. The new structures will not be over 35 ft. in height. There is an existing incinerator (crematorium) which is proposed to be replaced and upgraded with a new environmentally efficient one. Fire Department review and approval is required. There is an existing pet cemetery behind the facility. A cemetery is not a permitted use in the C-3 zone. The existing cemetery is an existing non-conforming use. The applicant has stated that it will be removed with this project.

Ray stated the large animal building requires a conditional use review. The following are suggested conditions;

1. The building colors and materials shall be per October 14, 2008 submittal to Planning Commission.
2. The building height(s) shall not exceed thirty five feet. Any buildings exceeding thirty five feet shall require a conditional use permit.
3. The applicant shall work with Development Services and FEMA to ensure all flood plain issues are resolved.
4. All standard conditions shall apply (setbacks, parking, lighting photometric plan, site plan review, etc.)
5. Signage shall be under separate permit.

Dr. Brinkeroff said the incinerator will be coming out of the Florida area. It is designed to take care of the odors and the smoke. The facility will be indoors to take care of large animals such as the horses.

Chairman Bracken asked if he would be expanding any of his services.

Dr. Brinkeroff said no, he will be doing the same services that he has been doing in the past.

Council Member Shakespeare asked about the incinerator and if there were any complaints in the past.

Dr. Brinkeroff said yes, there has been from the neighbors. The new incinerator has been guaranteed that there will be no smoke or smell associated with it.

Doug Terry represents property owners to the west of subject property. He asked if this is the particular use for this property. Large animal clinic is not a residential use it should be in the rural area. Doug said that the ordinance stated that overnight for small animals is not a permitted use for this commercial area.

Chairman Bracken asked if the operation they have today covers what they are doing there today.

Bob Nicholson said the area has not been looked at by staff as overnight boarding. If a horse has surgery then yes that animal would stay for a day or two to recover from the surgery.

Dr. Brinkeroff said they dont board horses but if there are horses do stay it is because their receiving care by the vets.

Carroll Nichols is a nearby neighbor and states that he sees horses there for several days at a time.

Muriel Blake with the Southwest Federal Credit Union wanted to know where the incinerator is located based on her location of the credit union.

Dr. Brinkeroff said her credit union is far away from the incinerator.

Pat Perkins who lives in Silver Creek said the residents are opposed to this development and wants it to go away.

Eberta Skalla said she is close to this facility. Her biggest complaint is the incinerator.

Oliver Kieffer said he wants to know what kind of odor will be let out into the air.

Joe Murino said he is concerned about the CUP they are operating under right now.

Mr. Owens wanted to know why they have not taken action to this before now regarding the incinerator.

Assistant City Attorney Joseph Farnsworth said overnight stay is permitted if there is ongoing medical care at an animal hospital.

Commissioner Nobis asked have you looked at putting the incinerator somewhere else.

Dr. Brinkeroff asked where the location would be for that.

Commissioner Hullinger asked if he could give the board the research for the incinerator.

Dr. Brinkeroff said he will contact the company that manufactures these and see if there are currently any of these incinerators install here in Utah. He will get on to that as quick as he can.

Commissioner Taylor said Dr. Brinkeroff operates currently under the CUP. His thoughts is to put in the incinerator in before they start anything else. See if it works like you hope it does. If the incinerator does not work like you hoped then maybe it is time to look for another location. This way before you put a great deal of money into building your new buildings this would be a better option for you to start with first.

Dr. Brinkeroff agrees to that.

Acting Chairman Bracken asked if this application could be put on hold while Dr. Brinkeroff looks into the research of the incinerator.

Assistant City Attorney Joseph Farnsworth replied that this is permissible.

The applicant said he would withdraw his application at this time.

Assistant City Attorney Joseph Farnsworth pointed out that the incinerator is to be used for small animals not for large animals. This Conditional Use Permit is for the large animal hospital and not for the small animal hospital and the incinerator. The only question which needs to be determined is the large animal hospital issue, not the small animal hospital and its incinerator.

Note: No motion is needed due to the applicant withdrawing his application.

B. Consider a request for a conditional use permit to construct a detached accessory garage that would exceed the allowable height of fifteen feet (15). The proposed accessory structure would be approximately nineteen feet (19) high. The subject property is located at 86 W. Diagonal Street. The applicants are Mr. and Mrs. Michael Sykes. The zoning is RCC (Residential City Center). Case No. 2008-CUP-017

Craig Harvey Planner said this request is to construct a residential garage and the height would exceed the allowable building height of fifteen feet. The proposed garage height is approximately nineteen feet to the top of the ridge.

Staff comments are as follows;

1) The structure will be located thirty-six feet from the primary structure, eight feet from the side yard, and twenty-five feet in the rear yard.
2) Staff encouraged the applicant to match the existing architecture of the primary dwelling, i.e., roof pitch, exterior finishes, colors etc. and because of the homes historic status. The applicant agreed that the garage should match the existing home.
3) This conditional use permit and subsequent building permit is contingent upon approval of an optional merger application by planning staff of the applicants two properties. Staff anticipates approval of the optional merger.
4) Staff recommends approval.

David Neil the builder said the area in the back of the garage will be for storage. David said the lot is higher in the back of the home.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval based on the findings of the garage the additional height was created by the design to match the historic features and add staff comments. Commissioner Hullinger seconded the motion. All voted aye.

C. Consider a request for a conditional use permit to convert existing student housing apartments into an assisted living facility. The subject property is located at 233 South 1000 East and is called Dixie Cove Apartments. The applicant is Sant Pacific. The representative is Mr. Greg Sant. The zoning is R-4 (Multiple Family Residential). Case No. 2008-CUP-018

Ray Snyder Planner stated this item into the record. He said at one time this was assisted living facility before it was converted to apartments. This was approximately 10 to 15 years ago. It is now proposed to revert back into an assisted living facility. Minimal renovations are proposed. The floor plans show eighteen beds/rooms on the main floor level and five beds/rooms on the lower level floor plan for a total of twenty-three beds/rooms. The applicant indicates that student nursing will be used and student housing (for nurses) will be in the lower level. Ray went over the parking requirements.

Greg Sant the applicant said the building is in good condition so they are not intending to do anything with the outside of the building. He said he has received a letter from the State regarding Level 1 care and what changes they will need to be make to meet those requirements. They have done preliminary talk with the college for student nursing to see if they could assist in this development.

Commissioner Taylor said what is the total number of employees on this job?

Greg said during the peak hours it would be 3 or 4 at the most. Their peak hours are 7:00 a.m. until 7:00 p.m.

Commissioner Taylor asked what he will do when during those peak hours the student nurses will be in class. He said he is sure the student nurses will leave their vehicles there as they go to school so if you bring in other employees to work there would there be enough parking.

Greg said the other cities they operate in they required 1 parking space for every 5 beds and 1 parking space for each employee during peak time. Greg replied historically the residents dont bring vehicles in with them. He said they have six parking spaces in Hurricane at another facility and they are never full. This site has 13 parking spaces.

Council Member Shakespeare said this is surrounded by student college housing.

Greg said there is family housing surrounding this facility. Greg said they are pretty sure that they will be filling in the pool. This is not the type of pool for therapy for senior residents.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval for a conditional use permit to convert existing student housing apartments into an assisted living facility. The subject property is located at 233 South 1000 East and is called Dixie Cove Apartments. Looking at the findings he does not see any areas of concerns that could not be appropriate addressed and traffic being approved upon by this operation and hours of operation does not have a negative impact on the residents and he sees no other health issues to this use. Commissioner Nobis seconded the motion. All voted aye.

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

A. Consider an amendment to the City General Plan Land Use Map. The current land use designation is LDR (Low Density Residential) and it is requested to change to COM (Commercial). Located on the northwest corner of Pioneer Road and Sugar Leo Road; Lot 58 of the Bloomington Ranches Subdivision. The applicant is Southwest Federal Credit Union and Mr. Steven Kemp is the representative. The area encompasses 1.22 acres (approximately 53,186 square feet). The project is to construct a Southwest Federal Credit Union. The zoning is RE-37.5 (Residential Estate 37,500 square foot minimum lot size). Case No. 2008-GPA-006

Bob Nicholson Community Development Director said this item and the zone change are related. First they will address the General Plan. This request is to amend the General Plan Land Use Map to change the land use designated from LDR (low density residential) to COM (commercial) on 1.221 acres. The applicant is Southwest Federal Credit Union. This is lot 58 in the Bloomington Ranches subdivision. The applicant desire is to construct a 3,538 sq. ft. single story commercial building. The Planning Commission is responsible for recommending a General Plan for the City or sub-areas of the City to the City Council. The applicant has conceptually proposed 17,700 sq. ft. or 33% of the site is in landscaping.

Bob went over the issues:

1. This would place a commercial business in an existing residential neighborhood. The property is lot 58 in the Bloomington Ranches subdivision and the plat would need to be amended to remove (or vacate) this lot from the subdivision. This action will require either 100% consents from property owners within the subdivision or a public hearing on the amended plat request.
2. The neighbors are in opposition of the proposal and have signed a petition against any zone change.
3. Access on Pioneer Road is an issue; the applicant originally proposed a driveway on Pioneer Road, however a driveway on Pioneer Road would not meet the driveway separation requirements. Staff recommends a cross connection with the commercial property to the north, if the Land Use Plan & zone change are approved.
4. The access shown on Sugar Leo is also an issue as it would take commercial traffic into a residential neighborhood.

Comments:
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 G.P. 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. Although there is significant neighborhood opposition as reflected by the petition, the applicants feel that residential use of the lot is not desirable due to its proximity to the round- about and to Pioneer Road. Also there are existing commercial uses to the north of this property and the applicants state the proposed credit union would be an extension of the neighborhood commercial uses.
4. In order to build any commercial building on this property, 3 actions must occur; 1) amend the General Plan to designate the property as commercial rather than residential, 2) rezone the property to commercial, and 3) amend the subdivision plat to remove this property (lot 58) from the subdivision plat.

Mr. Steve Kemp the applicant passed out a letter to Planning Commission from Norm Yonker who is an attorney out of Salt Lake City and owns the gas station C Mart. He expresses using the property as joint access in exchange for some cross parking. There is a 4-lane road (Pioneer Road) to the east of this property. To the north is a drive-up fast food place. Steve whet on to say that they are heavy on parking and landscaping on the site plans. This use they are requesting is daytime and weekday use only.

Chairman Bracken asked about the access that City staff does not want them to have.

Tyler Hoskins the applicants engineer said if that is not allowed then they would work with the Chevron for a shared access.

Chairman Bracken asked if they could get by with one access instead of the two shown on the site plan.

Tyler said they certainly could get by with one access but they would prefer to have two.

Open public hearing at 6:00 p.m.

Mrs. Susan Nickel is the resident next to this site. She is concerned about the ATM being used at all different times during the day and night. She met with Muriel Blake a representative from Southwest Federal Credit Union and had a discussion with her regarding this development and perhaps have it located to another location. The representative still wants to have this development here.

Terrie Cole is the resident across the street from this site. She does not want this lot to go commercial. She feels the credit union should move to a commercial lot.

Muriel Blake from Southwest Federal Credit Union said they have well over 200 Bloomington customers that bank at this credit union. They pride themselves on being good neighbors. She feels this would be a very low impact use on this lot. They can mitigate the lighting for the neighbors. They have done a traffic study at their other locations. But this location will cut down traffic in those other areas.

Paul Clark lives on Sugar Leo Road and he feels this will increase traffic which would create more accidents.

The Mr. Lynn Stout the maintenance man for the C Mart said that from 3:00 a.m. until he leaves from his shift that he does not see a great deal of traffic during those hours. He said this lot is not for residential use plus this lot collects a lot of weeds. He feels this would be an asset to the community.

Stephen Putnam owns property on Sugar Leo Road and has horses on his property. He feels this would create a danger for him and his grandchildren in riding their horses on Sugar Leo Road.

Bob Stevenson said the owner of this lot has chosen not to build on it. He feels this would create a domino affect if this zone is changed. Sugar Leo Road does not have an SID at this time. There is no curb or gutters on this road.

Gail Maxwell member of the Bloomington Council said they had a very lengthy discussion on this proposal. The vote was split. The 3 that voted against the project felt they are there to protect the neighbors of the community.

Gretchen Clark felt it would be out of character for the area and so will this proposed building. She spoke on the access off Sugar Leo Road and trying to get out onto Pioneer Road.

Russell Mitchell said one of his concerns is more traffic and crime.

Gary Jones said when you come off the round-about you dont hit the lanes correctly. He said that is unsafe and when you put in the credit union there will be accidents there.

Rachel Hickey feels this is an unnecessary spot for this credit union.

Myrna Stout said this is a General Plan amendment and these issues the residents are bringing up do not apply to this amendment but should be heard during the Zone Change application. The building will resolve a lot of the issues such as weeds, dirt and other issues. As far as lighting they will consult with a lighting expert to make sure that it does not make a huge impact on the neighborhood. She spoke on the Zions Bank for the past years that have been there. The traffic has already been driving down this road. A lot of the traffic issues will be resolved by the work that is currently going on.

Steve Kemp said as far as the traffic and weeds that have been addressed he feels by putting in this building this will solve those problems. The setbacks will be bigger than what is required for this zone. This property will increase in value. He feels property taxes will go up with this credit union there. He understands their concerns. He said they will find a way to make this a win-win situation. This will probably be the lowest impact use.

Assistant City Attorney Joseph Farnsworth said with the General Plan Amendment this dictates what type of zone are allowable for the property. The Zone Change will determine what specific uses area allowed for that zone. The question that needs to be asked is this in the best interest of the City.

Commissioner Campbell said regarding noise, lights and traffic he feels that this could be resolved with this type of project. However, he feels the problem is having commercial creep into this residential area.

MOTION: Commissioner Campbell made a motion to recommend denial. Commissioner Taylor seconded the motion. All voted aye.

B. Consider an amendment to the City General Plan Land Use Map. The current land use designation is LDR (Low Density Residential) and it is requested to change to MDR (Medium Density Residential). The area encompasses approximately 5.92 acres. The applicant is J. Venti, Inc. and Mr. Joseph Venuti is the representative. The project is Mesa Palms Town Homes Phase 5. The zoning is PD-RES (Planned Development Residential). Case No. 2008-GPA-004

Craig Harvey Planner said the request is to amend the General Plan Land Use Map to change the land use designation from LDR to MDR on 5.92 acres. Mesa Palms Townhomes Phase 5 was originally approved for 23 single-family homes, however with changing market conditions, the developer would like to increase the number of units to 46 twin homes. Craig said due to changing market conditions the applicant feels that there is a greater need for more affordable housing. The units would be owner-occupied and the project would consist of 23 duplex (46 units) townhomes that would equal a density of 7.8 du/ac. The units would range in size of 1,300 sq. ft. to 1,500 sq. ft. All units would have a garage.

Staff comments;

1. The General Plan land use map is a guide for zoning decisions and zoning requests which are not consistent with the General Plan required a G.P. 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 is the single-family subdivision Mesa Palms and to the south is Beehive Homes, a senior independent living and assisted living project. If the General Plan amendment is approved, it would require an update to the Traffic Impact Study (TIS) prior to any Zone Change amendment.

Joseph Venuti the applicant said this land is purely clay. He just became involved with this property. They dont want to change the grade or the roads they just want to put in twin homes instead of the single-family homes that were proposed. He stated that single-family homes in Mesa Palms have not worked well due to the clay. He feels there is a greater need for more affordable housing. They are about 30 ft. below the existing homes therefore they will not be blocking their views. They dont want the units to become rentals. He said it will be stated in the CC&Rs that it has to be owner-occupied.

Council Member Shakespeare asked how many units and what prices will they be. She would like to know what the other areas are priced at so it could be in some type of uniform range.

Joseph Venuti said there will be 46 units which will be targeted to the $170 to $190 range. He said he is not sure what the other areas are selling for.

Commissioner Taylor asked if the area could be a mixed use such as some single-family homes and twin homes. He feels it gives more stability to the property.

Joseph Venuti said he has not looked at that idea but said he could.

Tom Egger lives in Mesa Palms and wants to know the height of these townhomes will be. He wants to know what impact these homes will have on his view.

Chairman Bracken said the units will be 9 ft. taller than if a single-family home were there.

Commissioner Taylor said if they came up with a design to match better with the existing neighborhood with more standard looking homes then that would lower some of the density for this area.

Ryan Stephens said with all the negatives attached to these properties due to blue clay he sees this as taking away the one positive which is their view and value of their homes.

Jim Conroy spoke on the value of the homes and the traffic. He would ask the council to turn this request down.

Joe Morrison said he is concern about the traffic and the roads for their safety. He hopes this decision is not to bale out one developer and have this developer come in for higher density.

Joseph Venuti said he does not believe that it is fair to base this upon more traffic. This property is not proper for single-family homes due to the blue clay. He said they are not trying to be bad neighbors.

A person relocating to St. George spoke. The only reason he is relocating here is because he wants to raise his family here. Dont approve this type of plan. You live in a paradise and you should keep it this way.

Lucinda Bowman said she knows that her home is build on clay. The developer who owns this property knew ahead of time that this property was made of clay. She does not feel that this zoning is right.

MOTION: Commissioner Taylor made a motion to recommend denial of an amendment to the City General Plan Land Use Map for Mesa Palms Town homes Phase 5. Commissioner Hullinger seconded the motion.

Acting Chairman Bracken asked for a roll call on the vote;

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

B. Consider an amendment to the City General Plan Land Use Map. The current land use designation is LDR (Low Density Residential) and it is requested to change to MDR (Medium Density Residential). The area encompasses approximately 13.80 acres. The applicant is Equity Lenders LLC. The representative is Mr. Steve Brown. The project is Bella Tuscana at Mesa Palms. The zoning is PD-RES (Planned Development Residential). Case No. 2008-GPA-005

MOTION: Commissioner Hullinger made a motion to table this item due to the applicant not being present. Commissioner Burks seconded the motion. All voted aye.

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

Consider a zone change request from RE-37.5 (Residential Estate 37,500 square feet minimum lot size) to PD-COM (Planned Development Commercial) on 1.22 acres. Located on the northwest corner of Pioneer Road and Sugar Leo Road; Lot 58 of the Bloomington Ranches Subdivision. The applicant is Southwest Federal Credit Union and Mr. Steven Kemp is the representative. Case No. 2008-ZC-021

NOTE: General Plan for this project was denied therefore this item was not heard.

DISCUSSION

The purpose of a General Plan.

Bob Nicholson passed out a copy of the General Plan from a seminar. He went over the six things to amend a General Plan. The goal is that it is suppose to be visionary when you are dealing with a General Plan.