Planning Commission Minutes

Tuesday, January 25,2011



PLANNING COMMISSION
CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
January 25, 2011 5:00 p.m.



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


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 Desert Hills Phase 6 Amended and Extended a twenty-nine (29) residential subdivision plat, located in the Desert Hills development, at the intersection of Price Hills Drive and 540 East Street and also White Ridge Drive. Mr. Jeff Johansen is the applicant. Mr. Brandon Anderson, Rosenberg Associates is the representative. Case No. 2010-FP-030

Todd Jacobsen Project Manager said this is an approval of an amended and extended Lot 29 of Desert Hills Phase 6. This was heard previously on November 23, 2010 then on November 30th there was a field trip to view the site.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval of a final plat request for Desert Hills Phase 6 Amended and Extended a twenty-nine (29) residential subdivision plat, located in the Desert Hills development, at the intersection of Price Hills Drive and 540 East Street and also White Ridge Drive and authorize Chairman to sign. Commissioner Burks seconded the motion. All voted aye.
BDCSP (BUILDING DESIGN CONCEPTUAL SITE PLAN)

Consider a request for a BDCSP (Building Design Conceptual Site Plan) review of a proposed commercial shopping center with retail stores and restaurants that would be called Red Rock Commons. The site is located at 100 South and River Road (former Settlers RV site). The zoning is C-2 (Highway Commercial). Case No. 2011-BDCSP-001

Ray Snyder Planner II said the Conditional Use Permit which is the next item on this agenda is also related to this item. He would like to include both in his presentation but have separate motions.

This request is to construct a commercial shopping center located at the intersection of 100 South and River Road (formerly the old Settlers RV site). Ray went over the proposed retail center for this site. Based on the conclusion there will need to be 100 parking spaces for the restaurant uses and 501 parking spaces for retail and office uses. Thus a total of 601 parking spaces are required to meet the St. George minimum parking standards. The applicant is showing 695 parking spaces.

The color renderings for the buildings were presented. The colors are primarily earth tone colors and are based on a sedimentary theme to reflect those colors typically found in Southern Utah. The applicant supplied a material board and that was discussed.

Ray said the Citys traffic engineer has reviewed the traffic impact study. He read the results of the review of the traffic study into record.

Ray said the total building area is to be 135,118 sq. ft. The surrounding zoning is C-2, C-3 PD-COM, and R-1-8. This parcel is zoned C-2 (Highway Commercial). The applicant proposed 5.8 acres of open space out of the 18.98 acre site. The site will be designed to be dark sky friendly.

Ray presented staff comments stating that the project has been well received by staff and numerous changes have already been incorporated by the applicant since the initial meetings with staff.

It is recommended that if the Planning Commission recommends approval, that it also add the following conditions;

1. Provide a right-in and right-out only turn (T-bone) for the north bound lane of River Road.
2. Provide a left turn lane for south bound traffic on River Road.
3. The architectural theme and the colors and materials shall be as presented on Jan. 25, 2011.
4. A shared access agreement shall be submitted to the City Attorneys office for review and
comment.
5. A SPR (Site Plan Review) application shall be submitted along with the required civil
engineering plan sets to the Community Development Department.
6. The site shall be designed to be dark sky friendly and avoid any light pollution to
neighbors. A photometric plan shall be provided along with the SPR application in the civil engineering plan set.
7. At such future date as development is proposed on the thee (3) pads; the owners shall return
to the PC & CC by submitting a BDCSP application to demonstrate consistency with approved the architectural theme, colors, and materials.

Ray presented a power point presentation indicating pictures of the drainage and wall areas on the site.

William Stone with Excel Trust said they have held onto this property for awhile. What they want to do with this property is borrow from the beauty of the St. George area and incorporate it into the project. They also would like to introduce new retail into St. George. He said they have a reciprocal access agreement. He said they have over parked the entire site.

Richard Benson the architect for this project said the site sits below River Road. The object of their design was to try to bring the buildings into sight from River Road. He went over the colors for the buildings. He thinks the design responds to the area and the retailers. Richard spoke on the retaining walls behind the buildings that will not be seen by the site of the road.

Commissioner Read asked if the retaining walls would be colored.

Richard replied probably no color or treatment at all due to the fact the walls are in the back and out of the view of the public except for the delivery trucks drivers.

Commissioner Read asked about the access agreement with Brick Oven. He asked what the outcome would be if they did not receive an access agreement.

Richard pointed out they have a deceleration lane on River Road.

Commissioner Taylor asked about the wall between their property and Brick Oven will there be a higher retaining wall for that area.

Richard said they will look at that to see if what is pre-existing will work.

Zach Reinstrom from Bush and Gudgell said the soil is secured behind the Brick Oven and they will not disturb the land there.

Deputy City Attorney Paula Houston asked them to clarify the height of the building.

Richard said on the north end of the location for PetsMart will be 28 ft. high. The building that is in question is Dicks Sporting Goods and the front faade on it. They are still talking with Dicks about their signature design for the building. Richard said they are asking for 43 ft. but it may be only 39.4 ft. thats actually required.

Commissioner Campbell asked about the colors being used for the buildings, the height, the trees for the parking lot and the aesthetics. Commissioner Campbell stated he would like to see that the parapets for Building A off River Road will be noticeable.

Richard said they have raised the parapets around the buildings so the view will be obstructed from the road.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a request for a BDCSP (Building Design Conceptual Site Plan) of a proposed commercial shopping center with retail stores and restaurants that would be called Red Rock Commons also take into account staff reports recommend conditions plus add some tan color block wrap around the big part of the building, staff to look closely at the trees along River Road, the roofs on building with exposure need to be tan in color, the back of the parapets need to be the same color as the block of the building, parking lot lights will be dark sky and the retaining wall exposed beyond the buildings shall match the color that is on the hillside presently. Commissioner Burks seconded the motion. All voted aye.

CONDITIONAL USE PERMITS

A. Consider a request for a conditional use permit (CUP) for a 43 ft. 4 in. tall entry faade
for a commercial anchor building. Unless a CUP is approved, a building height may not exceed 35 ft. The applicant, Excel Red Boulder LLC and the representative, Mr. Geoff Sherman seek permission to construct a commercial shopping center with retail stores and restaurants that would be called Red Rock Commons. The site is located at 100 South and River Road (former Settlers RV site). The zoning is C-2 (Highway Commercial). Case No. 2011-CUP-001

Ray said as for the request for the CUP the applicant is asking permission to construct a 43 ft. 4 inch tall entry faade for a commercial anchor building. He said the applicant has changed some of the faade so he will give us an update to the height, but 43-4 is maximum requested. Ray showed renderings and details as discussed in BDCSP above and discussed impact of height.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval for a request for a Conditional Use Permit for a 43 ft. 4 inch faade for a commercial anchor building. Commissioner Burks seconded the motion. All voted aye.

B. Consider a request for a conditional use permit to operate a tattoo shop. The property
is located at 35 North 700 East in the Sunburst Shopping Center. The applicant is Vamp Body Art, Mr. Adam Roettger representative. The zoning is C-3 (General Commercial). Case No. 2010-CUP-019

Ray Snyder Planner II stated this item was heard by Planning Commission on January 11, 2011. The motion during that meeting was to table this item to allow there to be more information brought forth to the board. Ray went over the conditions and their impacts. He went over the lease agreement.

Commissioner Taylor said one of his concerns is that knowing that the CUP goes with the property and not with the owners. He feels there should be owner consent for this type of use before it goes before the Planning Commission. He said he feels it has been addressed with the Lease Agreement made between the owner and applicant.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval for a conditional use permit to operate a tattoo shop. The property is located at 35 North 700 East in the Sunburst Shopping Center with the conditions in the lease agreement as they have understood them. Commissioner Hullinger seconded the motion. All voted aye.

OTHER BUSINESS

A site visit is scheduled for Tuesday February 1, 2011 at 4:00 pm for considering a zone change request from PD-RES (Planned Development Residential) to M-1 (Industrial) located on the east side of River Road, and generally east and north-east of the existing Sunroc Block Plant at about 3600 South River Road. Also invited on the site visit are the City Council, Hillside Review Board, and interested residents. The purpose of the zone change is to support a proposed expansion of a gypsum and limestone mining operation. The applicant is PCI (Progressive Contracting, Inc.). Case No. 2010-ZCA-013

FAADE CHANGES

Consider approval of a faade change for the medical detox facility located at 120 West 1470 South in a Planned Development Commercial zone. Dr. Greg Anderson, applicant.

Bob Nicholson Community Development Coordinator said this is a request to change the faade for the detox center. This came before the Planning Commission back in July 2010. Dr. Greg Anderson said during that time he would come before the board in the future with a revised plan for the front faade. Because of structural repairs needed to the front and side building wall, he has decided to revise the front faade concurrent with the building remodel rather than waiting and doing the interior and exterior remodel separately.

Bob said the proposed front faade is a rather colonial style look with medium gray stucco on most of the front with white trim on columns and windows, and a charcoal gray asphalt shingle roof. The highest potion of the roof which is over the front entry is 35 to roof peak.

Commissioner Campbell spoke about the north elevation of the building. He said the other sides to the building have been significantly altered except for the north side.

Dr. Anderson said they have moved up their request to do the front faade due to the weather, because of the rain lately, they need to fix the walls, roof and lighting for the building. He feels there are not too many views that will be seen from the roadways.

Commissioner Campbell said three of the four elevations have changed. He said Planning Commission has some say on what the building should look like. He feels the north elevation could use some sort of detailing.

Dr. Anderson spoke on what his intentions would be for the north elevation.

Commissioner Taylor said he feels that the windows could pop-out.

Dr. Anderson said he was told he cant do much on the north elevation due to the fact the building is close to the property line therefore pop-outs would be encroaching on the setback.

Commissioner Campbell feels there is some way his architect can break up the look of the wall.

Bob said the front corner coins that have been added to the front of the building maybe they could be added to the back of the building also.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a faade change for the medical detox facility located at 120 West 1470 South in a Planned Development Commercial zone subject to staff comments with additional provisions such as faade being revised on the back of the north elevation of
the two-story mass to provide some additional color change to this two-story mass and some of the possibilities are coin corners, a darker mass for the lower of the two-story, and window surround treatment. Commissioner Burks seconded the motion. All voted aye.

MINUTES

Consider approval of the Planning Commission minutes for December 21, 2010.

MOTION: Commissioner Burks made a motion to approve the minutes for December 21, 2010. Commissioner Taylor seconded the motion. All voted aye.

MOTION: Commissioner Burks made a motion to adjourn the meeting at 6:20 p.m. Commissioner Hullinger seconded the motion. All voted aye.