Planning Commission Minutes

Tuesday, September 28,2010



PLANNING COMMISSION
CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
September 28, 2010 4:00 p.m.



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

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

EXCUSED: Council Member Ben Nickle


CALL TO ORDER

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

FINAL PLATS

A. Consider a final plat request for The Plaza @ Sun River Phase 1 a commercial
subdivision plat, located at the southwest corner of Havasu Drive and Arrowhead Canyon Drive at approximately 1300 West and 4500 South. Mr. Brandon Anderson with Rosenberg Associates is the representative. Case No. 2010-FP-018

Project Manager Todd Jacobson presented a final plat of a commercial subdivision. Staff has carefully reviewed the plans and it meets all of the final plat conditions and approvals.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval of the final plat for The Plaza @ Sun River Phase1 and authorize chairman to sign. Commissioner Burks seconded the motion. All voted aye.




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B. Consider a final plat request for Foothill Commons a commercial subdivision plat,
located between 2330 South and 2450 South along the east side of River Road at approximately 2400 South River Road. Robbin Mullen with Judco Surveying is the representative. Case No. 2010-FP-015

Project Manager Todd Jacobson presented a final plat of a commercial subdivision. Staff has carefully reviewed the plans and it meets all of the final plat conditions and approvals.

Scott Bowler with Sun West Development spoke on the access.
Commissioner Taylor said when this was discussed they were trying to minimize the traffic that comes through the subdivision.

Deputy City Attorney Paula Houston said they could put a note on the plat about the access.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval for a final plat request for Foothill Commons a commercial subdivision plat, located between 2330 South and 2450 South along the east side of River Road at approximately 2400 South River Road subject to a note on the plat stating that Lot 1 shall have no access onto River Road or 2450 South Street, Lot 2 shall have no access onto 1650 East and Lot 1 shall have access onto 2410 South or 1650 East Street and also with the understanding that Lot 1 will be used for assisted living purposes. Commissioner Burks seconded the motion. All voted aye.

CONDITIONAL USE PERMIT

Consider a request for an extension of time for an expired conditional use permit to establish and operate a Car Wash. The property is located at the southwest corner of Fort Piece and River Road, St. George, Utah. The property is in the C-1 (Neighborhood Convenience Commercial) zone. Mr. Jeff Morby is the applicant. Case No. 2007-CUP-018. (Note: This was originally approved with conditions by the City Council on Oct. 9, 2007, later a two year extension was granted on Dec. 18, 2008 which will expire Dec. 18, 2010)

Planner II Ray Snyder stated this is the applicants second request for an extension of a Conditional Use Permit (CUP). Ray read the ordinance Section 10-17-11 on Time Limitations for CUPs. He said the applicant has the right to ask for an extension more than once.






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Ray went over the City Council previously approved Conditional Use Permit conditions;

1. Install two (2) speed bumps on the east side of the building to discourage traffic passing through the property to use as a short cut to River Road and by-pass the signalized intersection of River Road and Ft. Pierce Drive.
2. Install additional landscaping on the south wall between this commercial and site and adjoining residential property. Create tree canopies that intermingle.
3. Install a right in the right out only driveway on River Road.
4. The hours of operation shall be controlled to only 7 a.m. to 10 p.m. year round.
5. The site shall incorporate dark sky style lighting. A photometric plan shall be submitted during the plan check process for staff review.
6. The vacuums shall be clustered as close as possible to the landscaping on the north side of the property. Staff shall verify during the plan check process.
7. The block wall on the south side of the property between the commercial site and the adjacent residential property shall meet city ordinance for walls. Staff shall verify during the plan check process.
8. The washing bays shall have plastic or vinyl sheeting.

Jeff Morby the owner said they did not intend to come back and ask for another extension. They have pursued the project for some time. The reason for the extension is to give them more time because the commercial market needs to be more secure for them to move forward.

Larry Blake the co-owner said they have owned this property for many years. The speed bumps will be on the south side of the property. The City asked that they could put in a drain line on the south side of the property. He feels this is an excellent location for a car wash.

Chairman Bracken stated that the economy might not be in good shape two years from now.

Larry said they own the property free and clear but it is the financing for the building. They have talked to some people who would put up the money. That is what they are looking at right now.

Ron asked are they asking for another two year extension.

Larry replied they would like to make that request.

MOTION: Commissioner Burks made a motion to recommend to City Council approval for an extension for two years on the Conditional Use Permit to establish and operate a Car Wash. The property is located at the southwest corner of Fort Piece and River Road. Commissioner Campbell seconded it. All voted aye.



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GENERAL PLAN DISCUSSION

A discussion to consider ways to better protect the semi-rural lifestyle of the current residents of Little Valley. City Council has expressed concern that the present Little Valley Sub-area Plan which was adopted in March 2007 does not reflect their views on how the area should be developed.

Community Development Director Bob Nicholson went over a power point presentation that was seen by the residents in Little Valley about a year ago. City Council has expressed concern that what has been adopted does not reflect their views on how the area should be developed and therefore has requested that city planning staff and Planning Commission consider ways to better protect the semi-rural lifestyle of the current residents.

Bob said change in the Little Valley area is going to be slow due to todays economy. The Planning Commission should focus on the General Plan and on long term development. Bob said they have a couple of alternatives for discussion.

Bob listed the years that Little Valley Plans were heard and the changes in residential densities. Today, the plan that is in effect is the March 2007 plan. The question is how do we allow growth and still protect horse property. City Council said the plan should show how to buffer the horse subdivisions and move forward with the revised plan.

The market demand has been limited for large lots in this area. The facilities are in place to support growth. Bob pointed out the irrigated land. He spoke on the project of Daybreak in SLC. He said they should look at having a mix of residential densities in the Little Valley area.

Bob discussed two maps that are being proposed as plan revisions. Alternative 1 would generally reduce residential density. It would eliminate some medium residential density and replace it with low density residential (about 3 homes per acre).

Alternative 2 would take it back to be more similar to the plan in place prior to March 2007.

Bob said any revisions to the current plan will need to be scheduled for a public hearing.

Bob said a big objection has been the John Fleming development and the density proposed for that property.

Commissioner Nobis provided a hand-out analysis that he ran for the sales in Little Valley. He did the analysis for the past ten years. He is talking about 1 acre lots, and the time period needed to sell large lots.

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Commissioner Nobis said he feels that Planning Commission is leaning towards Alternative 1 and City Council is probably leaning towards Alternative 2.

Deputy City Attorney Paula Houston said City Council members seemed to be more in agreement to Alternative 1 with connecting buffers. They thought Alternative 2 was going too far. There just needs to be a bigger buffer around the horse subdivision.

Larry Blake a resident of Little Valley said the one acre owners do not want to subdivide their lots. In the zoning it allows a neighbor to have a horse. Someone coming in next to them stating they dont want the animals there due to smell, flies and noise is the concern. The City needs to create an ordinance that protects farmers from nuisance complaints.

Commissioner Nobis said there is already the right to farm policy.

Ed Burgess said he has been hearing this argument for about 8 years. Planning Commission needs to meet with council and come up with a conclusion. His hope is that they listen to what Commissioner Nobis has said and get the council together in a work setting without the public clamor and study the issues.

Commissioner Nobis said his proposal is that the Planning Commission meet with City Council and try to reach a consensus. Make a list of everything that has been proposed and check what they agree on and start from there.

Bob said they will try to schedule a joint meeting for Planning Commission and City Council.

ADJOURNMENT

MOTION: Commission Nobis made a motion to adjourn the meeting. Commissioner Hullinger seconded the motion. All voted aye.