Planning Commission Minutes

Tuesday, December 21,2010



PLANNING COMMISSION
CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
December 21, 2010 5:00 p.m.



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

CITY STAFF: Deputy City Attorney Paula Houston
Community Development Director Bob Nicholson
Planner II Ray Snyder
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 Kachina Springs at Entrada Amended and
Extended a residential subdivision plat. Located adjacent to the Entrada Golf Course on the east side of Snow Canyon Parkway and the north side of Entrada Trail at approximately 2400 West and 3000 North. Zoned PD (Planned Development). Mr. Marc Brown with Brown Consulting Engineers is the representative. Case No. 2010-FPA-021

B. Consider a final plat request for Kachina Springs South Amended and Extended a residential subdivision plat. Located adjacent to the Entrada Golf Course on the east side of Snow Canyon Parkway and the south side of Entrada Trail at approximately 2400 West and 2800 North. Zoned PD (Planned Development). Mr. Marc Brown with Brown Consulting Engineers is the representative. Case No. 2010-FPA-022
C. Consider a final plat request for Kachina Springs East at Entrada Amended and Extended a residential subdivision plat. Located adjacent to the Entrada Golf Course on the east side of Entrada trail at approximately 2300 West and 3000 North. Zoned PD (Planned Development). Mr. Marc Brown with Brown Consulting Engineers is the representative. Case No. 2010-FPA-023
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D. Consider a final plat request for Kachina Springs East Phase 2 Amended and Extended a residential subdivision plat. Located adjacent to the Entrada Golf Course on the east side of Snow Canyon Parkway and the south side of Entrada Trail at approximately 2300 West and 2800 North. Zoned PD (Planned Development). Mr. Marc Brown with Brown Consulting Engineers is the representative. Case No. 2010-FPA-024
E. Consider a final plat request for The Inns at Entrada Amended and Extended a residential subdivision plat. Located adjacent to the Entrada Golf Course on the west side of Snow Canyon Parkway and to the north of Entrada Trail at approximately 2600 West and 2800 North. Zoned PD (Planned Development). Mr. Marc Brown with Brown Consulting Engineers is the representative. Case No. 2010-FPA-025
Wes Jenkins Development Services Manager said staff recommends that the first five final plats be taken as one motion. He read the final plats into record. The purpose of amending the final plat of Kachina Springs at Entrada is to exchange property between the Entrada at Snow Canyon Country Club and the Entrada Property Owners Association.
MOTION: Commissioner Burks made a motion to recommend to City Council approval of the five final plats for Kachina Springs read into record and authorize Chairman to sign. Commissioner Hullinger seconded the motion. All voted aye.
F. Consider a final plat request for Whisper Ridge Phase 2 Amended and Extended a residential subdivision plat located on the north side of Indian Hills Drive at approximately 1100 West and 950 South the property is zoned R-1-10 (Single Family Residential 10,000 square feet minimum lot size). Mr. Jim Raines, Bush & Gudgell is the representative. Case No. 2010-FPA-028
Wes Jenkins Development Services Manager said they are adding Lot 26 to Phase 2. It was originally going to be another phase with about 5 homes. But now they would like to change their request for a one lot home. He spoke on the hillside and said they will be disturbing less of the hillside because it will be for one home now instead of 5. He spoke on the landscaping planned for the driveway entrance to the home. A water line easement will be required for the 50 ft. drive so they can maintain a fire hydrant.
Deputy City Attorney Paula informed the board that they need to be specific about abandoning the public street, which is a separate act.
MOTION: Commissioner Taylor made a motion to recommend to City Council approval for Whisper Ridge Phase 2 Amended and Extended and to include abandonment of the platted road as well as amending the subdivision for Lot 26 as shown on the plat. Commissioner Burks seconded the motion. All voted aye.


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G. Consider a final plat request for 251 West Hilton Drive Plaza Amended a one (1) lot commercial subdivision plat located at 251 Hilton Drive (north of the Southgate Golf Course and west of St George Ford) the property is zoned PD (Planned Development). Mr. Scott Bishop, Horrocks Engineers is the representative. Case No. 2010-FPA-033
Wes Jenkins Development Services Manager said the purpose of amending this final plat of 251 West Hilton Drive Plaza is to remove Unit #2 and change the exterior boundary of the subdivision (making it smaller) to accommodate the new portion of Black Ridge Drive in conjunction with the Dixie Drive Interchange project.
MOTION: Commissioner Hullinger made a motion to recommend to City Council approval of the final plat for 251 West Hilton Drive Plaza amended and authorize Chairman to sign. Commissioner Taylor seconded the motion. All voted aye.
PRELIMINARY PLATS

A. Consider a preliminary plat request for Sun Valley Estates a proposed twenty-two
(22) lot residential subdivision. Located at the south-east corner of the intersection of Crimson Ridge and Little Valley Road. The owner and applicant is Quality Development, LC. The representative is Mr. Ken Miller. The zoning is RE 12.5 (Residential Estate 12,500 square foot minimum lot size). Case No. 2010-PP-013

Wes Jenkins Development Services Manager said this is a request to approve a 22-lot single-family residential subdivision on 11.89 acres which translate to 1.85 dwelling units per acre. There is a one hundred foot equestrian buffer that has been designed into this project on lots adjacent to Little Valley Road.
Staff comments are as follows:
1) Although there are different sized lots in this proposed subdivision; lot size averaging does not apply in this project because the zone is RE-12.5 and the minimum sized lots are larger than this.
2) Previously at City Council the applicant (Mr. Ed Burgess) agreed that he would record a deed restriction on the property to not exceed the general plan land use density of two (2) dwelling units per acre.
3) The equestrian trail located on Little Valley Road shall be a public trail.
Wes said along Little Valley Road there will be a trail and landscaping associated with it. Right above this proposed subdivision is the Silkwood Subdivision and they have in place an HOA to take care of the landscaping of the equestrian trails however, this new subdivision will not have
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an HOA. Citys Park Department is requesting the owners of the homes for this subdivision that backs the trail system maintain the landscaping. Wes spoke on the roadway stub on Lot 2 which will have to be vacated. It will be done in three phases. A six foot wall will be required along Little Valley Road.
Deputy City Attorney Paula Houston said with a six-foot wall she feels that the residents will not take care of the trail area. Owners that should be maintaining landscaping on the back side of a six-foot wall in other subdivisions such as this end up not being maintained and therefore becomes a code enforcement issue with the City.
Wes pointed out it will probably be desert landscape. The wall and landscaping needs to be completed before the homes are finished for occupancy.
MOTION: Commissioner Burks made a motion to recommend to City Council approval for Sun Valley Estates at Meadow Valley Farms and include staff comments. Commissioner Hullinger seconded the motion. All voted aye.
B. Consider a preliminary plat request for Red Rock Commons a four (4) lot commercial subdivision located on the northeast corner of 100 South and River Road. The owner is Red Boulder LLC, Land Trust and applicant is Mr. Geoffrey Sherman. The representative is Bush & Gudgell, Inc. The zoning is C-2 (Highway Commercial). Case No. 2010-PP-012

Wes Jenkins Development Services Manager said this request is for a four lot commercial subdivision. The zoning is C-2 on 18.98 acres. A cross access agreement will be required between all four lots because each parcel does not have access to a public roadway. A Building Design Conceptual Site Plan application will be required to be submitted when future developments are proposed on site. They have already put in a 72 inch storm drain and relocated it to the rear of their property.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval for a preliminary plat for Red Rock Commons with staff comments. Commissioner Burks seconded the motion. All voted aye.

CONDITIONAL USE PERMIT
Consider a request for a conditional use permit to construct a detached accessory building that would exceed the fifteen (15') feet height limit for a pitched roof accessory building. The property is located at 2553 East 2390 South Circle in the Crimson Cliffs subdivision. The applicants are Mr. & Mrs. Bruce Baer. The zoning is RE-20 (Residential Estates - 20,000 square feet minimum lot size). Case No. 2010-CUP-017

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Ray Snyder Planner II presented this item. This request is to construct a residential accessory building. The height would exceed the allowable building height of fifteen feet (15), unless a conditional use permit is granted for a greater height. The proposed height for the accessory building is approximately twenty-two feet to the top of the ridge.
Staff comments are as follows;
1) The detached accessory buildings primary use is for a shop. The basement will be for storage only. The provided plans indicate that the basement will not have egress structures (windows).
2) The structure will be located one hundred and ten feet (110) from the primary structure (home), ten feet (10) from the rear yard property line, and five feet (5) from the side property line.
3) The Joint Utility Committee will provide a letter approving the encroachment onto the side easement.
4) The accessory buildings finish materials will match the exterior finishes of the home.

Mr. Bruce Baer the applicant said they measured actually below the ground level. It will be up a little bit higher than the existing home. The building will be higher than the house due to how it sits on the lot.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval for a conditional use permit to construct a detached accessory building that would exceed the fifteen (15') feet height limit for a pitched roof accessory building located at 2553 East 2390 South Circle in the Crimson Cliffs subdivision and include staff comments. Commissioner Taylor seconded the motion. All voted aye.

MINUTES
Consider approval of the Planning Commission minutes for October 12, October 26, November 9, 2010 and November 23, 2010.
MOTION: Commissioner Taylor made a motion to recommend approval of the minutes. Commissioner Burks seconded the motion. All voted aye.

Meeting adjourned at 5:35 p.m.