Planning Commission Minutes

Tuesday, May 24,2011



PLANNING COMMISSION
CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
May 24, 2011 5:00 p.m.



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

CITY STAFF: City Attorney Shawn Guzman
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.

LOT LINE ADJUSTMENTS

A. Consider a lot line adjustment between Dixie Escalante and the LDS Church; for
Parcel #1 Dixie Escalante Rural Electric Association Bk 387 Page 18 generally located at 3000 East north of the LDS Chapel in Section 34 T42S R15W. Zoned A-1 (Agricultural). Dixie Escalante Rural Electric Association applicant. Case No. 2011-LLA-001

Todd Jacobsen Project Manager said the purpose of this lot line adjustment is to clean up current overlaps of the two property boundary descriptions. Both land owners have consented to the change. Lot line adjustment is not required to go to City Council for approval. This item is has been reviewed by city staff and is ready for Planning Commissions approval. (See motion below).

B. Consider a lot line adjustment for Red Butte Subdivision Phases 1, Lot 50; Red Butte
Subdivision Phase 3, Lot 49; Red Butte Subdivision Phase 4, Lot 64 and Lot 65 generally located at 2310 East Street and 2540 South Street and also 2610 South Street. The representative is Bob Hermandson, Bush and Gudgell. Case No. 2011-LLA-002

Todd Jacobsen Project Manager said the purpose of this lot line adjustment is the block walls (privacy walls) between the homes were built off the lot lines and the owners of the four lots want to adjust the lot line to match the block wall location. This item is has been reviewed by city staff and is ready for Planning Commissions approval.

MOTION: Commissioner Campbell made a motion to recommend approval of the lot line adjustments between Dixie Escalante and the LDS Church and for Red Butte Subdivision Phases 1, 3, and 4 as read into record. Commissioner Taylor seconded the motion. All voted aye.

LOT SPLIT

Consider permission to split an existing industrial lot (with two buildings on it) into two parcels. Parcel 1 will have a 25 ft. ingress / egress & utility easement running across the parking lot for access to Parcel 2. The property is located at 535 North 1300 East Street. The zoning is M-1 (Industrial). The representative is Scott Woolsey, Alpha Engineering. Case No. 2011-LS-001

Todd Jacobsen Project Manager presented the request for a lot split to separate the two buildings that exist on the property. These two buildings have two different uses. Parcel #1 is being used as a warehouse and office space, whereas Parcel #2 is being used as storage units. Parcel #1 will have a 25 ft. wide ingress/egress and utility easement running across the parking lot for access to Parcel #2. Todd explained that the cross access agreement between the two lots has been received in the form of a letter. This lot split is ready for Planning Commissions consideration for approval.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval to split an existing industrial lot (with two buildings on it) into two parcels. Parcel 1 will have a 25 ft. ingress / egress & utility easement running across the parking lot for access to Parcel 2. The property is located at 535 North 1300 East Street. Commissioner Hullinger seconded the motion. All voted aye.

FINAL PLATS

A. Consider a final plat request for Tuscan Hills Phase 2 Amended. Located at 1259
Province Way. The representative is Brandon Anderson, Rosenberg Associates. Case No. 2010-FPA-011

Todd Jacobsen Project Manager said the purpose of amending this final plat of Tuscan Hills Phase 2 is to combine three lots (lots 219, 220, and 221) into two lots (lots 219 and 221) and
eliminating one lot (lot 220). The owner did not receive all the consent from the other owners located within this plat so it will require a public hearing at the City Council. Final plat is ready for Planning Commissions consideration for approval. (See motion below.)

B. Consider a final plat request for Red Canyon Townhomes Phase 2 Amended. Located
at 845 North Valley View Drive. The representative is Roger Bundy, R&B Surveying. Case No. 2010-FPA-018

Todd Jacobsen Project Manager said the purpose of amending this final plat is to increase the size of the building pad for Unit 502 so the owner can add on to the rear of his home. The owner did receive the consent of all (100% of other owners located within this plat. Final plat is ready for Planning Commissions consideration for approval.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval for the final plats Tuscan Hills Phase 2 amended and Red Canyon Townhomes Phase 2 Amended as read into record and authorize Chairman to sign. Commissioner Hullinger recommended the motion. All voted aye.

GENERAL PLAN AMENDMENT PUBLIC HEARING (5:00 P.M.)

Consider amending the Citys Trails Master Plan. The applicant is the City of St George. Case No. 2011-GPA-004

Laura Taylor said the last time changes had been done on the trail system was in 2006. Laura presented a power point presentation of the propose changes. She spoke on the bike and walking trails and how they work together. Since a number of trails are in the flood plain they have to work with the environmental group. Laura said they have worked with UDOT and Washington City in the planning for the Southern Parkway. There is documentation on where they have natural trails and put them on the trails map. Laura said they are working with Road Master plan so they can work together and make connections.

Commissioner Taylor asked how many miles of trail does the City have.

Laura replied they have 44 miles of paved trails. She said they have recently documented the unpaved trails but she does not have the number for that. Laura said FEMA has agreed to give them 75% monetary to repair the trails from the damage was done during the flooding.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval for amending the Citys Trails Master Plan. Commissioner Nobis seconded the motion. All voted aye.

ZONE CHANGE REQUEST PUBLIC HEARING (5:00 P.M.)

Consider a zone change request from PD-RES (Planned Development Residential) to M-1 (Industrial) for 51.95 acres. 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. The purpose of the zone change is to allow a proposed expansion of a gypsum and limestone mining operation. The applicant is PCI (Progressive Contracting, Inc.). Case No. 2010-ZC-013

Ray Snyder Planner II presented this item. Ray went over the dates for community discussion periods as well as site visits. The proposed site is to mine gypsum and limestone on 51.95 acres. The access to this site is through the Ft. Pierce Industrial Park, River Road, 3850 South and 1700 East. The reason for the zone change is to expand the gypsum and limestone mining operation.

Ray read the staff comments into record:

1. Because of the size and potential impact of the proposed mining project, a site visit was
made on Tuesday February 1, 2011, by members of the Planning Commission, City Council, and Hillside Review Board.

2. A neighborhood meeting occurred on March 30, 2011.

3. A letter was received from the Little Valley Residents for Quality Air dated April 1,
2011. A copy is attached for review and discussion. The applicant has been provided a copy. Comments and responses may be made from the applicant and City Air Quality at the meeting.

4. A review of the original Fossil Hills Master Plan could be made by the Planning
Commission before making a determination.

5. The General Plan designates the area as LDR (Low Density Residential) and OS (Open
Space) and the Planning Commission should discuss whether an amendment to the City General Plan is needed. The General Plan shows general lands uses and approximate boundaries, whereas zoning is very property specific. A discussion of the existing General Plan land use areas (IND., OS, & LDR) should occur by the Planning Commission.

6. The area is not in a hillside overlay area but it is in a geological hazard area due to high
gypsum content, and per Section 10-13A-6 A requires a hillside permit. A Hillside review Board meeting will be required to be scheduled.

7. If the zoning is approved to become M-1 then the M-1 zone requires a conditional use permit
(CUP) for such a mining operation. The applicant shall be required to submit and process a CUP.

8. Potential noise impact to nearby residential areas is a valid concern. The Cottages at Fossil
Hills, a townhome development, is located within only 500 feet to 700 feet (per exhibit map scale) of the proposed mining area expansion. Mining related noise could potentially impact this project.

Kyle Paisley with SITLA represents the underlying resident who owns the land. He presented a power point presentation which was shown at the neighborhood meetings they have. Kyle pointed out that there are five different operations along the wash area. The proposed phasing of the project the actual scope of the project does not increase. It remains the same size it just moves from place to place. Some of the concerns brought up by the residents were air quality, covered trucks, dust control and blasting. They provided the residents with a schedule time of when the blasting will take place. It works to be less than once a week.

No one spoke in opposition to the request.

MOTION: Commissioner Read made a motion to recommend to City Council approval for a zone change request from PD-RES (Planned Development Residential) to M-1 (Industrial) for 51.95 acres. 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. The purpose of the zone change is to allow a proposed expansion of a gypsum and limestone mining operation. Commissioner Nobis seconded the motion. All voted aye.

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

Consider a zoning regulation amendment to Title 10 Zoning Regulations, Chapter 7A Residential Estates Section 10-7A-2 Permitted Uses to allow sales of eggs and produce in the RE zones on lots of 20,000 square feet or larger. Case No. 2011-ZRA-007

Bob Nicholson Community Development Coordinator said this propose amendment is to add to Permitted Uses the Sale of eggs and produce grown on the lot from which the sale occurs if the lot is 20,000 sq. ft. or larger, subject to the provisions and restrictions in the Home Occupation ordinance. Staff comments are:

1. The Citys Home Occupation ordinance has 16 listed conditions which must be met in order
to qualify for a Home Occupation business license. Those conditions include; a) the Home Occupation must be conducted by only members of the residing family, no outside
employees may be involved in the home business. b) no signs or advertising may be displayed on the premises, c) no person may come to the home to purchase goods, d) the Home Occupation must comply with all city codes, health codes, and all applicable federal, state, and county laws and ordinances.
2. In order to allow for the sale of home grown eggs and produce from the residence, the Home
Occupation ordinance will need to be amended to allow for people to come to the home to purchase such goods.
3. The applicable health department codes for the selling of eggs & produce will need to be
met, whatever such codes may be.

City Attorney Shawn Guzman asked about hours of operation and the language for sale of home grown eggs.

It was discussed that the language would be looked at to be more specific on the sale of eggs and the hours of operation would be addressed in the Home Occupation Ordinance.

MOTION: Commissioner Nobis made a motion to recommend to City Council approval for a zoning regulation amendment to Title 10 Zoning Regulations, Chapter 7A Residential Estates Section 10-7A-2 Permitted Uses to allow sales of eggs and produce in the RE zones on lots of 20,000 square feet or larger and the hours of operation will be addressed in the Home Operation Ordinance. Commissioner Hullinger seconded the motion. All voted aye.

Meeting adjourned at 6:00 p.m.