Planning Commission Minutes

Tuesday, July 26,2011



PLANNING COMMISSION
CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
July 26, 2011 5:00 p.m.



PRESENT: Commissioner Ron Read
Council Member Ben Nickle
Commissioner Kim Campbell
Commissioner Ross Taylor
Commissioner Ro Wilkinson
Commissioner Nathan Fisher

CITY STAFF: Deputy City Attorney Paula Houston
Community Development Coordinator Bob Nicholson
Planner II Ray Snyder
Planner Craig Harvey
Administrative Professional Linda Brooks

EXCUSED: Chairman Ron Bracken
Commissioner Julie Hullinger


CALL TO ORDER

Commissioner Read called the meeting to order and welcomed those in attendance. Commissioner Read led the flag salute.

PC BUSINESS

Appointment of a Vice-Chairman to the Planning Commission.

Council Member Ben Nickle said their recommendation for Vice-Chairman is Ron Read.

MOTION: Commissioner Taylor made a motion to appoint Commissioner Read as Vice-Chairman to the Planning Commission. Commissioner Campbell seconded the motion. All voted aye.

FINAL PLATS

A. Consider a final plat request for Tonaquint Terrace Phase 3 located at 1200 West 2420
South. The applicant is Quality Development and the representative is Bush and Gudgell, Inc. Case No. 2011-FP-019

Todd Jacobsen Project Manager presented Tonaquint Terrace Phase 3 for a recommendation of approval of 16 residential lots located in the Tonaquint Development.

B. Consider a final plat request for Tonaquint Valley Phase 3 located at 1200 West 2240
South. The applicant is Quality Development and the representative is Bush and Gudgell, Inc. Case No. 2011-FP-020

Todd Jacobsen Project Manager presented Tonaquint Valley Phase 3 for a recommendation of approval of 13 residential lots located in the Tonaquint Development.

C. Consider a final plat request for Meadow Valley Farms Phase 1 located in Little Valley
west of Little Valley Road at 3870 South. The applicant is KDQD, LLC (Quality Development) and the representative is Roger Bundy, R & B Surveying. Case No. 2011-FP-021

Todd Jacobsen Project Manager presented Meadow Valley Farms Phase 1 for a recommendation of approval of 12 residential lots located in the Little Valley area.

D. Consider a final plat request for Sun Valley Phase 3 located in Little Valley east of
Little Valley Road at 3580 South. The applicant is KDQD, LLC (Quality Development) and the representative is Roger Bundy, R & B Surveying. Case No. 2011-FP-022

Todd Jacobsen Project Manager presented Sun Valley Development for a recommendation of approval of 6 residential lots located in the Little Valley area.

Commissioner Fisher asked about the Density Note restriction on the plan for Meadow Valley Farms Ph 1.

Bob Nicholson Community Development Coordinator stood and explained the purpose of the note.

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

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

Consider a zone change request from Sun Valley Estates Phase 6 to change A-1 and A-20 (Agricultural) zones to RE-12.5 (Residential Estate 12,500 square foot minimum lot size) on 6.314 acres located at 2710 East and south of Crimson Ridge Drive. The applicant is Quality Properties, Inc. Case No. 2011-ZC-008

Craig Harvey Planner I said this request is to rezone an A-1 and A-20 parcel to RE-12.5 with a Deed Restriction. The property is located at the east of 2710 East and south of Crimson Ridge Road. The applicant is proposing approximately 12 single-family lots which calculate to 2 dwelling units per acre. All the streets will be public streets. Staff recommends approval with one condition at the applicants request. The average project density shall not exceed two (2) dwelling units per acre.

Ken Miller representative Desert Canyons Development stated the issue that 2 units per acre have been discussed during the other subdivision development.

Council Member Ben Nickle said it has been a challenge. They approve the 2 units per acre.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval for a zone change request from Sun Valley Estates Phase 6 to change A-1 and A-20 (Agricultural) zones to RE-12.5 (Residential Estate 12,500 square foot minimum lot size) on 6.314 acres located at 2710 East and south of Crimson Ridge Drive subject to the condition that the average project density shall not exceed two (2) dwelling units per acre. Commissioner Fisher seconded the motion. All voted aye.

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

Consider a general plan amendment to change the land use designation of 2.28 acres (2.59 after a proposed land swap) from MDR (Medium Density Residential) to HDR (High Density Residential) for Color Country Senior Housing. The property is located at the south east corner of 900 South and 400 East. Case No. 2011-GPA-005

Bob Nicholson Community Development Coordinator presented this item to amend the General Plan Land Use map from Medium Density Residential to High Density Residential on approximately 2.5 acres on the southeast corner of 900 South and 400 East. Bob said the applicant requests the General Plan Land Use Map be changed to High Density Residential to allow for a senior housing project with 56 dwelling unit and a density of 22 dwelling units per acre which is the maximum allowed in the PD Residential Zone. Color Country Community Housing is proposing a 56 unit rental project for seniors (age 55+). The project will have one and two bedroom units, with common recreation and exercise facilities. Color Country Community Housing is a local non-profit housing agency whose purpose is to provide affordable housing opportunities.

Staff comments are as follows:

1. The General Plan land use map is a guide for zoning decisions and zoning requests which are
not consistent with the General Plan require a G.P. amendment prior to considering the zoning request.
2. The subject parcel seems well suited for a higher density senior housing development in that
it is buffered by I-15 to the south and east, an existing mobile home park to the north, and the Meadows Assisted Living facility to the west (west side of 400 East Street).
3. The subject parcel is located with Census Tract 2014 which allows for an additional 30%
federal housing tax credits due to the demographic / economic conditions which exist within this central city census tract. The additional 30% in housing tax credits helps significantly with financing for the housing project.
4. 400 East Street has within the past few years been extended to connect with Main Street on
the west and is no longer a dead-end street.
5. Senior housing projects generate approximately one-third the traffic compared to a typical
family housing unit, according to the ITE Trip Generation manual. This means that a typical senior housing unit will generate approximately 3.3 trips per day per unit. Streets in the area can accommodate the anticipated additional traffic, which is estimated to be approximately 185 trips/day. (56 units X 3.3 trips/day)
6. If the General Plan amendment is approved by the Planning Commission and City Council
then the applicants will submit a zone change request for a PD Residential Zone.

Bob said staff feels the property is suitable for this type of use. The actually details will come back to Planning Commission when they submit their application for a zone change. There is a substation on the parcel and Bob pointed out that there is a trade proposed by the City Power Dept. they would like to have some additional land adjacent to the substation for an expansion in exchange for some of the excessive right-of-way on 900 South.

Tracy Dutson Project Development Manager for Color Country Community Housing said this parcel is the only one in the Citys Census Tract which will give them a 30% federal housing tax credits. They need the higher density in order to make this project work due to the tightness of the site. They also need the additional density in order to keep the rent prices affordable.

Jason Wheeler the architect for Color Country said the land swap will give them an additional 5 units.

Commissioner Wilkinson asked about the parking.

Jason replied they will be supplying 1.5 parking spaces per unit and additional 10 visitor parking spaces.

Commissioner Taylor asked if it was covered parking.

Jason said the 50% of the parking lot will be covered.

Commissioner Campbell mentioned that there needs to be landscaping along the freeway side which they show on their plans. Not only is it pleasing aesthetically but it is also is a buffer for the tenants.

Council Member Ben Nickle asked about the 400 East and the difficulty it proposes today for traffic. He will see if the red lines could be re-striped.

Jason said the Citys Fire Marshall asked for a gate 400 East for emergency access. The gate will be locked.

Tracy Dutson said in order to receive the tax credit they are subject to senior living which means they would be subject to 80% of the units being used for residents that are over 55 years. They are committed to that. They dont want to see single-family housing on this site.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a general plan amendment to change the land use designation of 2.28 acres (2.59 after a proposed land swap) from MDR (Medium Density Residential) to HDR (High Density Residential) for Color Country Senior Housing. Commissioner Wilkinson 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 13 Article D Airport Influence Area and Overlay Zone. Case No. 2011-ZRA-005-A

(Note: this item was tabled at the July 12, 2011 PC meeting due to the lack of a quorum. The Desert Canyons representatives also expressed interest in a delay to allow further research time to research the impact on the Desert Canyons Master Plan.)

Bob Nicholson asked for this item to be continued. There will some more changes coming for this chapter. It is a work in progress. The airport has unique parking, signage, landscaping standards that are applicable to only to this area. There will be a series of changes to the ordinance.

Commissioner Taylor asked about the airport area and if it is all annexed into the City of St. George.

Bob replied about 2/3rds of the property is in the City of St. George and Washington City has about 1/3 of the property on the northeast side. It will be suggested to them once the ordinance is complete to annex their portion into the City of St. George.

MINUTES

Consider approval of the Planning Commission minutes for May 10th, May 24th, 2011 and June 14, 2011.

MOTION: Commissioner Taylor made a motion to approve the minutes for May 10th, 24th and June 14th. Commissioner Campbell seconded the motion. All voted aye.

Meeting adjourned at 5:50 p.m.