Planning Commission Minutes

Tuesday, November 9,2010



PLANNING COMMISSION
CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
November 9, 2010 5:00 p.m.



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

CITY STAFF: City Attorney Shawn Guzman
Community Development Director Bob Nicholson
Planner II Ray Snyder
Planner Craig Harvey
Secretary Linda Brooks

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

A. Consider a final plat request for Painted Desert Estates Phase 10 a one lot residential
subdivision plat, located at approximately 1450 East and 2500 South. Mr. Bob Hermandson, Bush & Gudgell, representative. Case No. 2010-FP-029

Project Manager Todd Jacobsen presented this item. The zoning on this project is PD Residential.

B. Consider a final plat request for Snowfield Estates Amended #2 Lot 18 & 19 a fifty-eight (58) lot residential subdivision, located on the west side of Valley View Drive at approximately 1370 West and 140 South (Stonebridge Drive). Mr. Scott Woolsey, Alpha Engineering, representative. Case No. 2010-FPA-027

Project Manager Todd Jacobsen said the zoning on this property is R-1-10. The purpose of amending this final plat is to remove the lot line between Lot 18 and 19 and also to abandon the Public Utility and Drainage Easement located along that line. The new lot will be known as Lot 18 and eliminating Lot 19. The easement along Lot 18 and 17 is being reduced on Lot 18 side from 7.5 to 5 to accommodate the lactation of a future detached garage.
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MOTION: Commissioner Campbell made a motion to recommend to City Council approval of the two final plats read into record and authorize Chairman to sign. Commissioner Nobis seconded the motion. All voted aye.

ZONE CHANGE REQUEST PUBLIC HEARING

Consider a zone change request to rezone from RCC (Residential Central City) to C-4 (Central Business District Commercial). The area consists of approximately 0.79 acres and is located between 163 North and 200 North on 300 West Street and 321 West on 200 North. The applicants are David McGuire, Greg Collinwood, Laura Hansen, and Karl Davenport. Case No. 2010-ZC-012

Community Development Coordinator Bob Nicholson said this request is to consider a zone change from RCC to C-4. There are four applicants involved with this zone change. The properties are located west of the Catholic Church property. Bob spoke on the Catholic Church asking for a zone change as well but it has not come in to the City as of yet. Bob gave a history on the rezoning of these parcels.

1. The 4 lots which comprise this rezone request are located on the west side of 300 West Street between 163 N. and 200 N. and on 200 North at 321 West. All 4 lots are contiguous and total 0.79 acres. The property to the west is the Catholic Church and to the south is Dixie Care & Share. The applicants state it is very difficult to sell their property for residential use given the adjoining land uses.
2. The city has rezoned some property along 200 North Street for commercial use (i.e, Richens
Eye Clinic west of 100 West; the beauty salon on the corner of 400 West; Hurst Ben Franklin etc. west of 400 West. The Catholic Church occupies over half the block from 200 West to 300 West so commercial and institutional uses represent much of the land use on the south side of 200 North Street.
3. The request seems reasonable given the surrounding land uses and trends along the south side of 200 North Street.
Kent Sundberg is the representative for the group on this zone change. They anticipate the area would be used for office space. There is virtual all commercial around these homes. The four lots are less than a full acre together. The homes are in some disrepair. He believes that the best use for this area would be commercial use.

David Lundberg is a resident 270 West 200 North (across the street from the Catholic Church). He wants them to know that there are 2 historic homes on that block. He has worked hard to maintain these properties. He has an issue to giving a commercial zone change without having an agreement in what type of structure will be allow on those lots. Additionally, there are some

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noise issues that are already involved with businesses that are currently there. He feels there are a few commercial subjects that should be brought up.

Mrs. McGuire said she doesnt feel the zone change would affect the area where his home is located. She lives next door to Care and Share.

MOTION: Commissioner Burks made a motion to recommend to City Council approval for a zone change request to rezone from RCC (Residential Central City) to C-4 (Central Business District Commercial). The area consists of approximately 0.79 acres and is located between 163 North and 200 North on 300 West Street and 321 West on 200 North. Commissioner Nobis seconded the motion. All voted aye.

GENERAL PLAN AMENDMENT PUBLIC HEARING

A request to approve a land use master plan for the 1,800 acre Tonaquint area which will be part of the overall City General Plan. Annexation of the SITLA owned portion of the area is anticipated in the near future. The other property owners are anticipated to annex to the city at some future time when development of their property is proposed by them.

Community Development Coordinator Bob Nicholson said there was a brief discussion with this plan at the last meeting. SITLA has submitted an annexation request. He read a statement out of the Utah Code. SITLA owns about 80% in this area. Bob pointed out that Gubler and Burgess also own portions of the area. The major thing about this area is the geological area of this site. Bob spoke on the massive bed rock in this area. Over half the area will remain Open Space with some parks and development areas. He spoke on the new substation location and existing overhead power lines that connect. As part of the land use plan, there is a road plan, a basic connector system on the trail roads, Plantations Drive will be extended through the plain area. Curly Hollow Drive would be extended and tie back up to Chandler Drive. Off Curly Hollow Drive it will connect also to Lava Vista Drive. He pointed out the proposed trail heads that work out throughout the area. The plan states when this property develops City will expand the roads to connect. There will LDR (1-4 units per ac) and MDR (5-9 units per ac). He spoke on the flood plain areas being quite broad. There will designated sites for schools, churches and parks. There will be some commercial development.

Commissioner Taylor asked about the areas of traffic. He questioned if there will be more traffic problems.

Bob replied the increase of the traffic will impact Dixie Drive and Tonaquint Drive. Curly Hollow Drive will certainly pick up the bulk of the traffic. Plantations Drive will be five lane street. Dixie Drive will become more efficient.


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Commissioner Burks asked about the bridge on Dixie Drive how it will become a four lane. Bob said in the future it will be widened but he cant say when.

Chairman Bracken asked what zoning it will come in during the annexation. Bob replied it could come in as R-1-10 but a good portion of it would be Open Space. It also could possible come in as Mining and Grazing. There are some areas when it is low density it could come in as R-1-10.

Kyle Paisley with SITLA said they will make the plan as useful as they can. They are excited to present this plan to the City.

Danny Holt a real estate agent said they have worked with Burgess Family during the sale of their property which is about 100 acres. He said Mr. Burgess would like to be part of SITLA annexation when it comes to that. Currently on his 100 acres he has a small cattle operation but he would move it when the time comes for development.

MOTION: Commissioner Nobis made a motion to recommend to City Council approval of a request to approve a land use master plan for the 1,800 acre Tonaquint area which will be part of the overall City General Plan. Annexation of the SITLA owned portion of the area is anticipated in the near future. Commissioner Burks seconded the motion. All voted aye.

ADJOURNMENT

Commissioner Burks made a motion to end the Planning Commission meeting at 5:45 p.m. Commissioner Nobis seconded the motion. All voted aye.