Planning Commission Minutes

Tuesday, July 13,2010



PLANNING COMMISSION
CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
July 13, 2010 4:30 p.m.



PRESENT: Chairman Ron Bracken
Commissioner Ross Taylor
Commissioner Kim Campbell
Commissioner Chapin Burks
Commissioner Julie Hullinger

CITY STAFF: Deputy City Attorney Paula Houston
Community Development Director Bob Nicholson
Planner II Ray Snyder
Planner Craig Harvey
Development Services Manager Jay Sandberg
Secretary Linda Brooks

EXCUSED: Councilman Ben Nickle
Commissioner Mike Nobis
Commissioner Ron Read



CALL TO ORDER

Chairman Ron Bracken called the meeting to order and welcomed those in attendance. Chairman Ron Bracken led the flag salute.

FINAL PLAT

Consider a final plat request for River Road Extension Amended a Roadway Dedication Plat, located along River Road north of the Southern Parkway. Mr. Rob Reid is the representative. Case No. 2010-FP-026

Project Manager Todd Jacobsen said the purpose of this roadway amendment is to correct the monument centerline data and to match the previously conveyed adjoining properties. The Roadway Vacation is ready for Planning Commissions consideration for approval.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of a final plat request for River Road Extension Amended a Roadway Dedication Plat, located along River Road north of the Southern Parkway and authorize Chairman to sign. Commissioner Burks seconded the motion. All voted aye.



ROADWAY VACATION

Consider approval of a roadway vacation for Hilton Drive located at Hilton Drive and Black Ridge Drive. The City is the applicant and representative. Case No. 2010-RVAC-003

Project Manager Todd Jacobsen said the purpose of this roadway vacation is to realign the roadway to line up with the stop light at 250 West Street at Black Ridge Drive and to have a new roadway dedication for the new alignment which will be heard as the next item on the agenda. This Roadway Vacation is ready for Planning Commissions consideration for approval.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval for a roadway vacation for Hilton Drive located at Hilton Drive and Black Ridge Drive. Commissioner Hullinger seconded the motion. All voted aye.

ROAD DEDICATION

Consider approval of a roadway dedication for Hilton Drive located at Hilton Drive and Black Ridge Drive. The City is the applicant and representative. Case No. 2010-RD DED-001

Project Manager Todd Jacobsen said this roadway dedication is mostly on the northerly end of Hilton Drive from approximately 1400 South to Black Ridge Drive (tying into the stop light at 250 West Street). This roadway vacation is to realign the roadway to line up with the stop light at 250 West Street at Black Ridge Drive. He said all aspects of this Roadway Dedication were carefully looked at, reviewed and approved by several City departments.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval for a roadway dedication for Hilton Drive located at Hilton Drive and Black Ridge Drive. Commissioner Campbell seconded the motion. All voted aye.

LOT SPLIT

Consider a lot split request to legally divide one parcel into two for property located at 1081 East 700 South. The existing lot is 0.88 acres (38,332.8 square feet). The proposed parcels would be; Lot 1 = 0.40 acres (17,640 square feet) and Lot 2 = 0.48 acres (20,975 square feet). The property is zoned C-2 (Highway Commercial). The owner and applicant is Mr. Verden Hannig. Pope Engineering is the representative Case No. 2010-LS-002

Applicant requested item to be pulled from the agenda.



REDUCED SETBACK

Consider the reduction of the required side yard setback of ten feet (10) located along the east property line to a six foot (6) side yard setback. The property is located at 1081 East 700 South. The property is zoned C-2 (Highway Commercial). The owner and applicant is Mr. Verden Hannig. Pope Engineering is the representative. Case No. 2010-RS-002

Applicant requested item to be pulled from the agenda.

CONDITIONAL USE PERMIT

Consider a request for a conditional use permit to manage and operate a human cremation service. The property is located at 1316 South 400 East #A5. The applicant is Utah Cremation Services, LLC. Mr. Lane Smith, representative. The zoning is C-3 (General Commercial). Case No. 2010-CUP-009

Planner II, Ray Snyder presented this item stating the applicants are looking for permission to manage and operate a human cremation service. The subject property is located at 1316 South 400 East #A-5. Ray said the applicants propose a cremation service which would be managed and operated in addition with the existing SereniCare Funeral Home in adjacent suites (A3 & A4). The center will house an on-site crematory, for the disposition of human remains. A State license will be obtained. The cremation process will be operated as a standalone business for the funeral home and also serve as a wholesale-trade basis for other funeral homes in the surrounding area that do not own cremation equipment. Ray said the equipment they are proposing to purchase from the cremation division of Matthews International a Power-Pak II cremator. Ray went over the parking requirements. Ray went over the conditions; 1) obtain a City Air Quality permit, 2) Fire Department inspections as required, and 3) obtain building department permit.

Mr. Lane Smith, founder of Serenidad, introduced himself. He presented slide show of his current locations in northern Utah. He pointed out the existing businesses around cremation services such as, restaurants, gas stations, residential.

Ron Salvator is the Equipment Sales Consultant. He said he has 22 years experience in this industry. This is the worlds oldest and largest crematory. They have received approval in all 50 states. The way the machine operates under a computerized operation control panel. The equipment has built-in pollution detection equipment. Cycle time is approximately two hours.

Commissioner Burks asked when they will be running the equipment.

Lane Smith replied that they would be running their business mostly during the day hours.

Commissioner Campbell asked if there was a smell.


Ron Salvator replied there is no smell, that is what the after burner chamber does, it re-burns the gas so if you dont have smoke therefore there wont be a smell.

Ron said there is a yearly inspection for the crematory. Two different agencies will be doing an inspection.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval for a request for a conditional use permit to manage and operate a human cremation service. The property is located at 1316 South 400 East #A5. Commissioner Hullinger seconded the motion. All voted aye.

SHARED PARKING REQUEST

Consider approval of a Shared Parking Agreement for the property located at 37 E St George Blvd in the C-4 (Central Business District) zone where the tenants peak hours will vary. Mr. Mitchell Reber and Mr. Ryan Groskreutz, applicants. Case No. 2010-SHP-001

Community Development Director Bob Nicholson said this request is to operate an art gallery/event space for a 1,400 sq. ft. assembly area at 37 East St. George Blvd. The applicants proposed use would be an art gallery and artistic events such as; art showings, poetry readings, musical performance, stage performances, dance performances, and related artistic events. Bob stated there would be no food service allowed for this business due to being a different calculation for parking. Based on the Citys parking requirement (1 space per 35 sq. ft. of assembly area) this would require 40 parking spaces. Bob spoke on the City parking lot behind the building and next to the Main Street Fire Station. Bob pointed out that Laser Mania typically have their own parking spaces located on the north side of the building.

Ryan Groskreutz, the applicant spoke on the parking lot and the only conflict they see is with Kinkos. They have a signed agreement with Kinkos for shared parking. They will give Kinkos a list of their events monthly in advance.

Commissioner Campbell asked about dances? Ryan said it would be dance performances.

Commissioner Taylor asked about it opening up to a public dance. Ryan said he has not addressed that idea yet.

Bob said that is something that would have to be revisited if the applicants chose to have a public dance. Bob spoke on the building being in the Historic district and they would need approval from the Historic board for any signs to be posted.






MOTION: Commissioner Burks made a motion approval of a Shared Parking Agreement for the property located at 37 E St George Blvd. in the C-4 (Central Business District) zone where the tenants peak hours will vary. Commissioner Campbell seconded the motion. All voted aye.

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

Consider an amendment to the City Zoning Regulations, Title 10 Zoning Regulations, Chapter 11 Manufacturing Zones, Section 10-11-2 Uses to add language to allow ATVs and Parts Sales and Repairs as a permitted use in the M-2 zone. A & Js Dirt World applicant. Case No. 2010-ZRA-014

Community Development Director Bob Nicholson said this is a request to consider an amendment to the zoning regulations to add language to allow ATVs & Parts Sales and Repairs zone. The M-2 zone is the Millcreek Industrial Park. This building is the first building on the left as you enter the property on the north. David Houser is the property owner. Bob said tonights discussion is limited to the M-2 zone. It is the sales of the ATVs that is in question. Staff has encouraged the applicant to pursue the commercial zone for ATVs sales due to outside display. Bob said it would difficult to have ATVs displayed outside on this parcel.

Chairman Bracken asked if it would be better under a Conditional Use instead of changing the zoning regulations.

Bob said they are trying to avoid conditional uses and only go for a Conditional Use Permit on those that truly have negative impacts therefore the use has to be conditioned. Staff has discouraged the applicant from pursuing a zoning regulation amendment to permit ATV and parts sales and repairs in the M-2 industrial zone.

Adam and Jeff are partners of A&Js Dirt World. Adam said his request would be for mostly ATV part sales. We anticipate selling a few units for customers that want to sell their ATV due to financially hardship. We will only sell the ones that could be displayed in the show room. Adam handed out pictures of current ATV shops in St. George.

Commissioner Taylor asked about the used units and if they are looking in getting into salvage area for this business. Adam replied absolutely not. Jeff said they will manufacture some of their parts there but they will not be focusing on ATV sales.

Jeff said all the repairs will be done inside. Jeff said the big reason is theft. So they want to keep everything inside.

Commissioner Campbell asked about testing the vehicle outside after repairs. Jeff said they use a Dyno machine which makes it capable to test drive the ATV inside the shop. They will load and unload the bikes in the back on the loading dock.

Commissioner Taylor commented there has been intrusion in the M-2 zone with different type of things that want to come into that type of zone. He questions that the M-2 meets any type of need.

Bob said maybe they should initiate a survey out there with businesses to see what they could see for businesses out there in an M-2 zone.

Deputy City Attorney Paula Houston read into record from the Zoning Regulations, Chapter 11, Section 10-11-1 (Purpose) Item B. Paula said just remember it wasnt built as a retail area or a commercial area, it does not have sidewalks, or the same traffic flow as your commercial areas would have. These are all things that need to be weighed.

Deputy City Attorney Paula Houston said if the commission wants to pass this then they may want to make a condition that the business only is allowed indoors.

MOTION: Commissioner Taylor made a motion to allow an amendment to the City Zoning Regulations, Title 10 Zoning Regulations, Chapter 11 Manufacturing Zones, Section 10-11-2 Uses to add language to allow ATVs and Parts Sales and Repairs as a permitted use in the M-2 zone this provided the operations and all the functions of the business are indoors. Commissioner Campbell seconded the motion.

Commissioner Campbell voted aye Commissioner Hullinger voted aye
Commissioner Burks voted nay Commissioner Taylor voted aye
Chairman Bracken voted aye Motions passes four ayes to one nay

Chairman Bracken asked for a motion to adjourn.

MOTION: Commissioner Hullinger made a motion to adjourn the meeting. Commissioner Campbell seconded the motion. All voted aye. Meeting ended 5:30 p.m.