Planning Commission Minutes

Tuesday, August 23,2011



PLANNING COMMISSION
CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
August 23, 2011 5:00 p.m.



PRESENT: Chairman Ron Bracken
Commissioner Ron Read
Commissioner Julie Hullinger
Commissioner Kim Campbell
Commissioner Ross Taylor
Commissioner Ro Wilkinson
Commissioner Nathan Fisher

CITY STAFF: Assistant City Attorney Joseph Farnsworth
Development Services Manager Wes Jenkins
Planner II Ray Snyder
Planner I Craig Harvey
Administrative Professional Linda Brooks

EXCUSED: Council Member Ben Nickle
Community Development Coordinator Bob Nicholson


CALL TO ORDER

Chairman Bracken called the meeting to order and welcomed those in attendance. Chairman Bracken led the flag salute.

PRELIMINARY PLATS

A. Consider a preliminary plat request for Sun Valley Estates Phase 6 to create sixteen
(16) single-family residential lots. The owner is KDQD, LLC (Quality Development). The representatives are Mr. Stacy Young and Mr. Ken Miller. The engineering firm is Desert Canyons. The property is zoned RE-12.5 (Residential Estate 12,500 square foot minimum lot size) and is located east of Little Valley Road and south of 3580 South Street. Case No. 2011-PP-008

Wes Jenkins Development Services Manager said this project is to develop 16 single-family lots on 6.30 acres. Even though this preliminary plat shows a density of 2.5 dwelling units per acre, the overall density of Sun Valley Estates development will be 2.0 dwelling units per acre. The proposed roadways will have a four foot landscape strip between the back of the curb and the sidewalk. This is consistent with the rest of the other phases of Sun Valley Estates.

Commissioner Fisher asked if there was an HOA to maintain the landscaping strips.

Wes replied the planter strips will be maintained by each lot owner.

Commissioner Taylor said are there any plans in place to see that the maintaining of the landscaping will be done.

Wes said that will have to be addressed before they come forth with a final plat.

Commissioner Taylor asked if staff has seen a plan showing that it will be 2 units per acre.

Wes said there is a deed restriction attached that needs to be followed which states 2 dwelling units per acre.

Ken Miller addressed the landscape strip. The 4 ft. landscape strip would be the responsibility of the owner of the property.

MOTION: Commissioner Fisher made a motion to recommend to City Council approval for a preliminary plat request for Sun Valley Estates Phase 6 to create sixteen (16) single-family residential lots. Commissioner Hullinger seconded the motion. All voted aye.

B. Consider a preliminary plat request for Dinosaur Crossing Phase 1 to create a one (1)
lot subdivision for a LDS church. The applicant is Wadman Corporation and the representative is Great Basin Engineering. The property is zoned R-1-10 (Single family Residential 10,000 square foot minimum lot size) and is located south of Riverside Drive and southeast of the Dinosaur Discovery site. Case No. 2011-PP-009

Wes Jenkins Development Services Manager said this project is to develop a one lot subdivision for a LDS Church in an R-1-10 zone. The LDS Church is constructing an approximately 32,000 sq. ft. building on this site to serve the singles wards in Washington County. He said 2200 East will have to be dedicated as a public street along the frontage of this property to provide access to the site. A portion of the existing hill on the south side will be excavated to accommodate the new church site. As part of the sale of the land, Wadman Corporation will be required to rough grade the site and construct 2200 East.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval of a preliminary plat request for Dinosaur Crossing Phase 1 to create a one (1) lot subdivision for a LDS church. Commissioner Taylor seconded the motion. All voted aye.

CONDITIONAL USE PERMIT

Consider a request for a conditional use permit from Mr. and Mrs. Mike Muir, applicants, for permission to construct a detached accessory RV garage that will exceed the allowable height of fifteen (15) feet and would be approximately twenty feet (20) in height. The site is located at 429 West Damascus Drive, in the Bloomington Ranches subdivision. Case No. 2011-CUP-012

Craig Harvey Planner I presented this item to construct a detached residential RV and boat garage. The height would exceed the allowable building height of fifteen (15), unless a conditional use permit is granted for a greater height. The applicant is requesting twenty (20) in height. The zoning for this location is RE-37.5 (minimum 37,500 sq. ft. lot size).

Staff comments are as follows;

1. The structure will be located one hundred and sixty feet (160) from the primary structure, twelve feet (12) from the side yard property line, and thirty feet (30) from the rear property line.
2. The proposed structure will not encroach onto any City easements.
3. The applicant has met with the Bloomington Architectural Control Committee and they have approved the plan designs.
4. The RV garage will match the existing accessory structures exterior finish materials and colors. The applicant has also included a short narrative.

Commissioner Wilkinson asked if this is the first building in this area with this type of height.

Craig replied there are others in these areas that are somewhat larger than this request. He feels it is consistent with others detached garages out there.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval request for a conditional use permit to construct a detached accessory RV garage that will exceed the allowable height of fifteen (15) feet and would be approximately twenty feet (20) in height at 429 West Damascus Drive, in the Bloomington Ranches subdivision. Commissioner Campbell seconded the motion. All voted aye.

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

Consider a zone change request from the MH (Mobile Home) zone to PD-RES (Planned Development Residential) zone on 2.28 acres or after a proposed land swap on 2.59 acres located on the SE corner of 900 South Street and 400 East Street. The applicant is CCCHI (Color Country Community Housing Inc.). Case No. 2011-ZC-009

Ray Snyder Planner II said this zone change is on approximately 2.5 acres on the southeast corner of 900 South and 400 East from a Mobile Home to Planned Development Residential to allow for a 56 unit senior housing project. The plan is to construct a 56 unit rental housing 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 has the following comments;

1. 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).

2. The Citys Energy Services Department has proposed a land swap with the property owner
to accommodate a future expansion of the existing sub-station at the southwest corner of the property. The applicants would obtain a portion of the unused 900 South Street right-or-way in exchange for property adjacent to the substation.

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. The PD Zone requires a written text, colored site plan and colored building elevations, all of
which have been provided by the applicant (CCCHI, Inc). The building elevations shows an L shaped 3-story building with stone, stucco, siding and concrete roof tiles. The building faade is generally well articulated and presents an attractive curb appeal.

7. The building height is 38 to the mid-point of the highest roof, and 51 to the mid-point of a
proposed cupola in the center of the roof. The cupola is intended to provide architectural interest and seems a good addition to the building design.

8. Parking is proposed at 1.5 spaces per unit, plus 1 space per 5 stalls for additional visitor
parking. 96 total parking spaces are proposed for the 56 units which equals 1.7 spaces per unit overall which should be ample parking for the senior housing project with 43 one-bedroom apartments and 13 two-bedroom apartments. 46 of the 96 parking spaces are covered.

9. There are two access points proposed; one off of 900 South Street and a second access off
400 East Street. The 400 East access may at some future time need to be closed if an overpass on I-15 is constructed extending 400 East over the interstate. The possibility of having to close the 400 East access should be a condition of any approval of the PD zone.


10. Staff supports the zone change request believing the site is good for a senior housing project,
and the building elevations show an attractive building from all sides.

Assistant City Attorney Joseph Farnsworth asked staff if they knew what acreage of land they were requesting for the zone change, is it 2.28 or 2.59 acres.

Jason Wheeler from CCCHI said the portion of the land they are looking at for swapping is the right-of-way along 900 South Street and is currently owned by the City of St. George. Jason said for tonight they would be asking for the zone change on 2.59 acres. The density they are proposing tonight is from the calculation of the 2.59 acres and not the 2.28 acres. The Power Dept. has expressed their support for this land swap process in order to have the land they need to expand their sub-station.

Assistant City Attorney Joseph Farnsworth said the zone change could be for the 2.28 acres that you have now and if the land does get swapped then you would need to come back and complete the zone change for the additional land.

Jason said they would need approval here tonight for the 2.28 acres due to the deadline for the application process.

Assistant City Attorney Joseph Farnsworth said there is no legal problem to go through with 2.28 acres tonight. Legally a request for a zone change has to specifically designate the proposed site of the zone change..

There was discussion on whether this item could move forward for the 2.28 acres or possibility have the item tabled.

Ty Tippets from CCCHI said they have been looking for a long time for property where they could receive financial help from Federal Low Income Housing Tax Credits. Their application for financing this is due October 3rd. They now have 6 more weeks to work out the details on this project. They cant even apply for these tax credits if they dont have a zone change in place.

Ty said the project may not work with 50 units which is what they could get with 2.28 acres. In order to make this project work they need the zone change on the 2.59 acres otherwise they would lose 6 units. What they are proposing is a PD zone.

Jason said the property owners to the north are the same property owners to the south. Jason said they are giving the City of the land and they would be getting a acre in return.

There was discussion on how to proceed with the zone change. Whether to approve the 2.28 acres or include the extra land making the zone change for 2.59 acres.

Assistant City Attorney Joseph Farnsworth said if they provided to City Council something in writing from the City about the land swap then that would probably be specific enough to move this request forward to City Council.

Planning Commission took a moment from this discussion to recognize the Boy Scout Troop 246. Each troop member came to the mike and introduced themselves.

Dan Stark a resident feels this would be a great thing for this area. He spoke on this City needing this type of low income housing for seniors.

Curtis Benware lives on the corner of this development and is for this type of development.

Commissioner Campbell asked about the color board and what the aesthetics look like from the freeway.

Jason replied the elevations do face the freeway as well as the main gate and carports. The material for the covered carports will be a heavy stage metal.

Commissioner Wilkinson asked the mobile home currently on this parcel.

Jason said there were plans to move the trailer to a nearby lot.

There was discussion about the landscaping along the freeway. Jason said his current spacing on the trees is about 60 ft. apart.

MOTION: Commissioner Read made a motion to recommend to City Council approval of a zone change request from the MH (Mobile Home) zone to PD-RES (Planned Development Residential) zone on 2.28 acres or after a proposed land swap on 2.59 acres located on the SE corner of 900 South Street and 400 East Street based on the conditions and findings that there was adequate notice to take the full 2.59 acres tonight and between now and City Council meeting, the applicant will get approval from both the City and property owner for the abandonment for the portion of the roadway that is included and that they would consent to the zone change. He said on the street itself that you do get approval from the owners. On the landscaping if the best they can do is the 60 ft. on the right-of-way street then he feels they need to have trees along the whole point in order to make up the difference on the area and have an average of 30% landscaping. On the carport have for City Council your recommend colors and some natural colors that will blend in. Commissioner Campbell seconded the motion. All voted aye.

Meeting adjourned at 6:30 p.m.