Planning Commission Minutes

Tuesday, June 14,2011



PLANNING COMMISSION
CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
June 14, 2011 5:00 p.m.



PRESENT: Chairman Ron Bracken
Council Member Ben Nickle
Commissioner Kim Campbell
Commissioner Mike Nobis
Commissioner Julie Hullinger

CITY STAFF: Assistant City Attorney Paula Houston
Community Development Coordinator Bob Nicholson
Community Development Manager Wes Jenkins
Project Manager Todd Jacobsen
Planner II Ray Snyder
Planner Craig Harvey
Administrative Professional Linda Brooks

EXCUSED: Commissioner Ross Taylor
Commissioner Ron Read



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 Pine View Commercial Center 2nd amendment
located at 850 North 2860 East Street. The representative is Bush and Gudgell, Inc. Case No. 2011-FPA-017

Todd Jacobsen Project Manager stated the purpose of amending this plat is to vacate Lot 1 and Lot 2 and the public utility easement associated with them. No other changes have been made. 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 meeting.

B. Consider a final plat request for Childrens Dental located at 850 North 2860 East Street. The representative is Bush and Gudgell, Inc. Case No. 2011-FP-003




Todd Jacobsen Project Manager said this commercial condominium subdivision plat replaces the two lots that were vacated from the Pine View Commercial Center Subdivision Phase 2. New public utility easements are created in the common area as shown on the plat.

C. Consider a final plat for Sun River Phase 33 located at approximately 1800 West and
5100 South in the Sun River Development. The representative is Mr. Brandon Anderson, Rosenberg Associates. Case No. 2010-FP-012

Todd Jacobsen Project Manager said this request is for a twenty-one (21) lot residential subdivision plat. All aspects of the plat were reviewed by City staff and it meets all of the preliminary plat conditions and approval.

MOTION: Commissioner Nobis made a motion to recommend to City Council approval of the final plats read into record and authorize Chairman to sign. Commissioner Hullinger seconded the motion. All voted aye.

DETERMINE USE

Determine whether a motocross park is similar to and in harmony with a Park and Playground which is listed as a permitted use in the AVI (Airport Vicinity Industrial) zone per Section 10-13D-9-2 of the Zoning Ordinance. The applicant is Mr. Judd Palmer, the representative is Mr. Curt Gordon, and the owner is Desert Canyons Development. Case No. 2011-DU-001

Ray Snyder Planner II presented this determination of use for a proposed Desert Canyons MX Park (Moto Cross Park). There are approximately 30 acres; 19 acres for parking, staging, and restrooms, 8 acres for BMX track, and 3 acres for spectators, vendors, and concessions. The proposed park would be used 15 to 20 days a month for practices. A minimum of 12 races a year would be hosted. During the summer months night practicing and racing would take place under self powered temporary lighting. The night venues would run May through the middle of October.

Ray said the question before the board is: is this use similar to a park or to an amusement park use if so, it would need to go through the process of a Conditional Use Permit. If the board finds that the use is similar to parks and playgrounds then that would be a permitted use.

Deputy City Attorney Paula Houston said the only issue before Planning Commission tonight is if this use is similar to parks and playgrounds.

Ken Miller representative from Desert Canyons Development said this site is located within a reclaimed gravel pit and is still being used currently as a gravel operation. They have been



diligent on the keeping the dust under control. The proposed track is about 4,000 sq. ft. from the end of the airport runway.

Council Member Ben Nickle suggested having this item tabled until more Planning Commission members are here to make a vote on this item.

Ed Burgess with Desert Canyons said they want to take their chances with tonights vote.

MOTION: Commissioner Nobis made a motion that the Planning Commission determine that a motocross park is not similar to and in harmony with a Park & Playground, but is instead similar to an Amusement Park and as such it would not be a permitted use but a motocross park would require a Conditional Use Permit in the AVI (Airport Vicinity Industrial) zone per Section 10-13D-9-2 of the Zoning Ordinance. Council Member Nickle seconded the motion. All voted aye.

WIRELESS MASTER PLAN

Consider a request to amend a Wireless Development Master Plan. The applicant is Insite Towers LLC. Mrs. Debbie DePompei is the representative. The location of the added site is within the South Block on the east side of the I-15 freeway and south of Interchange No. 2. Case No. 2011-WMP-001

Ray Snyder Planner II said this request only goes before Planning Commission for approval. The next item, which is a Conditional Use Permit, goes before Planning Commission and City Council for approval. Ray will discuss each of these items together but he said each item will need a separate motion.

Ray said this Wireless Master Plan is to amend allow a new eighty foot monopole wireless telecommunications facility within the South Block on the east side of the I-15 freeway and south of the new Southern Parkway Interchange. According to the site plan, the proposed mono pole would be one hundred and thirty feet north of the existing DREA power pole and thirty feet east of the I-15 freeway right-of-way. Ray said access to the site would be by a twelve foot wide gravel road.

Debbie DePompei represents IntelliSites said this area cannot be covered on the northeast side. This area is designated for manufacturing use. This would be the ideal location so they are not intrusive upon the new development of residential, commercial and schools. They will build a 6 ft. wall around the perimeter to hide the equipment.

MOTION: Commissioner Hullinger made a motion to approve the Wireless Development Master Plan. Commissioner Nobis seconded the motion. All voted aye.




CONDITIONAL USE PERMIT

Consider a request for a conditional use permit from Insite Towers LLC, applicant, Mrs. Debbie DePompei representative, for permission to construct and operate one (1) eighty foot (80) high wireless cell tower. The location of the site is within the South Block on the east side of the I-15 freeway and south of Interchange No. 2. Case No. 2011-CUP-008

MOTION: Commissioner Nobis made a motion to recommend to City Council approval for a Conditional Use Permit to construct and operate one eighty foot high wireless cell tower within the South Block on the east side of the I-15 freeway and south of Interchange No. 2 with the findings that they meet all of them and the height will not exceed 80 feet. Commissioner Campbell seconded the motion. All voted aye.

PRELIMINARY PLATS

A. Consider a preliminary plat request for The Estates at Valdera Drive to create twenty
(20) single family residential lots. The owner is Valderra Land Holdings LLC. The representative is Mr. Alan Wright. The engineer is Mr. Paul Blackmore, Blackrock Engineering. Property is zoned PD-RES (Planned Development Residential). Located in the Valderra (Ledges) master planned community on the west side of U-18. Case No. 2011-PP-005

Wes Jenkins Development Services Manager stated that this was originally approved for The Ledges Phase 11. Wes said they want to revise the plan to one acre and half acres lots. The roadways would be private and they are asking that normal curb and gutter not be used. They would like to support the road with pavers. The area in-between the units will be common area.

Commissioner Nobis asked about the north side on the future site.

Alan Wright applicant does not have plans for this area to-date. It will be zoned PD Residential.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval a preliminary plat request for The Estates at Valdera Drive to create twenty (20) single family residential lots. Commissioner Campbell seconded the motion. All voted aye.

B. Consider a preliminary plat request for Meadow Valley Farms Phase 1 to create twelve
(12) single family residential lots. The owner is KDQD LLC, the representative is Quality Development, and Mr. Stacy Young is the representative. The property is zoned RE 37.5 (Residential Estate 37,000 square foot minimum lot size) and RE-20 (Residential Estate 20,000 square foot minimum lot sizes). Located in a portion of Section 16, T43S, R15W, SLB&M at approximately 3800 South Little Valley Road. Case No. 2011-PP-003




Wes Jenkins Development Services Manager said this request is approve twelve single-family residential lots in the Little Valley area. This project will be Meadow Valley Farms Phase 1. Six of the lots will be approximately 0.92 acres in size and six lots approximately 0.46 acres each. He said they are working with the Citys Water Department for the irrigation system. Wes pointed out staff comments:

1. The Subdivision shows 50-foot right-of-way roadways through the development with an 8-foot
planter strip on both sides and then a four foot sidewalk. The sidewalks would be located outside of the right-of-way and would therefore need to be located in an easement.
2. The owner is working on a cost share agreement with the City to install a new irrigation line
down Little Valley Road that would provide irrigation water to these and other lots in this area.
3. The owner has created one acre lots adjacent to Little Valley Ranchos to provide a 100-foot
buffer between horse properties. This was done to comply with the Little Valley General Plan.

Commissioner Campbell asked who will maintain the 8 ft. landscaping.

Wes replied the property owners will maintain that.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval for a preliminary plat request for Meadow Valley Farms Phase 1 to create twelve (12) single family residential lots subject to staff comments. Commissioner Nobis seconded the motion. All voted aye.

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

A. Consider a zone change request from the R-3 (Multiple-Family Residential) zone to PD-COM (Planned Development Commercial on 4.9 acres located at approximately 2000 East Riverside Drive. The applicant is Mr. Rich Lewis. Case No. 2011-ZC-005

Bob Nicholson Community Development Coordinator said this is to consider a zone change request from R-3 to PD-COM on 4.9 acres. This property was discussed on April 12th if a GPA was necessary. The applicant could come forward with a request. The property is located on approximately 2000 East Riverside Drive. Bob said the applicant is aware about the flood hazard and the applicant will have to have a erosion plan in place. The site plans consist of assisted living and retail stores. They are prosing to have 80 beds and on the other side to have Parking calculation is one space for each 250 sq. ft. of floor area.

Bob read over the uses that could be used in the retail spaces. Some of them may not work for this area. Bob said hospitals would not fit the site. Mental health with overnight stay and that would be very different from the other uses that are being proposed. He said he would like to have these uses removed from the use list.

Due to the applicant not being present this item was tabled.



MOTION: Commissioner Campbell made a motion to table this item. Commissioner Hullinger seconded the motion. All voted aye.

B. Consider a zone change request from A-1 (Agricultural) to RE-12.5 (Residential Estates
12,500 square foot minimum lot size) with a deed restriction on 15.89 acres located at approximately 3580 South and east of Little Valley Road. The project would be Sycamore Estates at the Arbors residential subdivision. Case No. 2011- ZC-006

Craig Harvey Planner I presented this item to rezone an A-1 parcel to RE-12.5 with a deed restriction. The General Plan has this area listed for LDR (Low Density Residential). The applicant has indicated that all streets will be public streets. Staff recommends that the applicant will file a voluntarily deed restriction on the property to not exceed two dwelling units per acre.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval for a zone change request from A-1 (Agricultural) to RE-12.5 (Residential Estates 12,500 square foot minimum lot size) with a deed restriction on 15.89 acres located at approximately 3580 South and east of Little Valley Road with an average of 2 units per acre. Commissioner Nobis seconded the motion. All voted aye.

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

Consider a request to amend the City General Plan on approximately 612 acres in the South Little Valley area, the area generally bounded by airport ridge on the south, 3000 South on the north, 3200 East on the east, and Little Valley Road and Ft. Pierce Wash on the west, by changing areas currently designated as Medium Density Residential to Low Density Residential, and generally reducing residential density within the plan area. Case No. 2011-GPA-003

Bob Nicholson Community Development Coordinator presented the GPLU map to change the land use designation from MDR to LDR on approximately 85 acres and generally reduced the density with the 612 acre plan area.

Bob said the plan that was adopted back in March 2007 is still in place today. This change of land use is part of this approval back in March 2007 for 3,355 acres. He said they would like to eliminate all 612 acres from MDR to LDR.

Stacy Young spoke on the changes to the General Plan.








MOTION: Commissioner Hullinger made a motion to recommend to City Council approval for a request to amend the City General Plan on approximately 612 acres in the South Little Valley area, the area generally bounded by airport ridge on the south, 3000 South on the north, 3200 East on the east, and Little Valley Road and Ft. Pierce Wash on the west, by changing areas currently designated as Medium Density Residential to Low Density Residential, and generally reducing residential density within the plan area. Commissioner Nobis seconded the motion. All voted aye.

MINUTES

Consider approval of the Planning Commission minutes for April 12th & 26th, 2011.

MOTION: Commissioner Nobis made a motion to approve the minutes from April 12th and 26th, 2011. Commissioner Campbell seconded the motion. All voted aye.

Meeting adjourned at 6:15 p.m.