Planning Commission Minutes

Tuesday, February 14,2012



PLANNING COMMISSION
CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
February 14, 2012 V 5:00 p.m.



PRESENT: Acting Chairman Ron Read
Council Member Jimmie Hughes
Commissioner Kim Campbell
Commissioner Ross Taylor
Commissioner Julie Hullinger
Commissioner Ro Wilkinson
Commissioner Nathan Fisher

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

EXCUSED: Chairman Ron Bracken


CALL TO ORDER

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

FINAL PLATS

A. Consider approval of a final plat for Escalera Phase 4 a nine (9) lot residential
subdivision. The applicant is Bar S Properties Inc (S & S Homes), the representative is Mr. James Sullivan, and the engineer is Bush & Gudgell. The property is zoned RE-12.5 (Residential Estates 12,500 square foot minimum lot size) and is located at approximately 2010 East Colorado Drive in Middleton. Case No. 2012-FP-001

Todd Jacobsen Project Manager said this request is for a nine lot single-family subdivision. This parcel is zoned RE-12.5 and is located in the Middleton area at approximately 1200 North Street and 2010 East Street.

B. Consider approval of a final plat for Sun Valley Estates Phase 7 a twelve (12) lot
residential subdivision. The applicant is Homes by Harmony, Inc., and the representative is Mr. Roger Bundy, R & B Surveying. The property is zoned RE-12.5 (Residential Estates 12,500 square foot minimum lot size) and is located on the east side of Little Valley Road at approximately 3630 South 2820 East. Case No. 2012-FP-002

Todd Jacobsen Project Manager said this request is for a twelve lot single-family subdivision. This parcel is located at 3630 South Street and 2820 East Street in an RE-12.5 zone.

C. Consider approval of a final plat for Sycamore Phase 1 a fourteen (14) lot residential
subdivision. The applicant is KDQD, LLC (Quality Development and the representative is Mr. Roger Bundy, R & B Surveying. The property is zoned RE 12.5 (Residential Estates 12,500 square foot minimum lot size) and is located at approximately 3670 South Little Valley Road. Case No. 2012-FP-003

Todd Jacobsen Project Manager said this request is for a fourteen lot single-family subdivision. This parcel is zoned RE-12.5 and is located on the east side of Little Valley Road at 3670 South Street.

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

D. Consider approval to vacate a portion of the roadway for Banded Hills Drive located at 3670 South Street. R & B Surveying is the representative. Case No. 2012-FP-003A

(Note: This partial road vacation is associated with the Sycamore Phase 1 plat, Case No. 2012-FP-003 listed above)

Todd Jacobsen Project Manager said this is part of Sycamore Phase 1 Final Plat. Only the portion of roadway located within Sycamore Phase 1 is being vacated at this time. Access to this right-of-way for Banded Hills Drive is still being provided for from 3710 South Street which is located between Lot 13 and Lot 14. As further development comes in this area more of this right-of-way will be abandoned. This Roadway Vacation is ready for Planning Commissions consideration for approval.

MOTION: Commissioner Campbell made a motion to recommend to City Council approval to vacate a portion of the roadway for Banded Hills Drive located at 3670 South Street. Commissioner Taylor seconded the motion. All voted aye.

LOT MERGER
(Note: Lots merged within a recorded subdivision are reviewed by both the PC & CC)

Consider approval of a lot merger for Bloomington Country Club No.1 subdivision to merge 0.12 acres located between 973 West Joshua Circle and 956 West Joshua Circle on Bloomington Drive with Lot 83. The property to merge was recently rezoned from golf course open space (OS) to R-1-10 (Single Family Residential 10,000 square foot minimum lot size). Reference previous zone change Case No. 2011-ZC-010. The applicants are Mr. and Mrs. Bown. The representative is Mr. Roger Bundy.
Todd Jacobsen Project Manager said James and Paula Bown own Lot 82 and Lot 83 of Bloomington Country Club No. 1 Subdivision and have acquired the ground that is in between these two lots from the Bloomington Country Club. This ground was zoned OS (Open Space) and have recently been re-zoned to R-1-10. They now want to combine or merge this ground into Lot 83 in order to increase the size of their home and extend their back yard.

MOTION: Commissioner Fisher made a motion to recommend to City Council approval of a lot merger for Bloomington Country Club No.1 subdivision to merge 0.12 acres located between 973 West Joshua Circle and 956 West Joshua Circle on Bloomington Drive with Lot 83. Commissioner Taylor seconded the motion. All voted aye.

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

Consider a zone change request from A-1 (Agricultural) to RE-12.5 (Residential Estates 12,500 square feet minimum lot size) zone on a 2.5 acre parcel located approximately at 2160 East Rustic Drive. The applicant is Warren and Susan Hannig. Case No. 2012-ZC-003

Craig Harvey Planner I said this request is to rezone the subject property from A-1 to RE-12.5. The applicant is asking for the zone change so they can divide a one acre parcel into half acre lots. Staff finds that this change will have little or no impact on adjacent property owners in regards to uses and that the applicants property is already surrounded by an RE-12.5 zone.

MOTION: Commissioner Taylor 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 feet minimum lot size) zone on a 2.5 acre parcel located approximately at 2160 East Rustic Drive. Commissioner Campbell seconded the motion. All voted aye.

PRELIMINARY PLATS

A. Consider a preliminary plat request for Sun Valley Estates V Phases 8 - 11 to create
forty-five (45) single family residential lots in four (4) phases. The applicant is Homes by Harmony, the representative is Mr. Stacy Young. The property is zoned R-1-10 (Single Family Residential 10,000 square foot minimum lot size) and is located at approximately 3580 South and 2810 East. Case No. 2012-PP-001

Wes Jenkins Development Services Manager said this is a request to approve 45 single-family lots. The property is located at approximately 3580 South and 2810 east on 18.55 acres. The breakdown in the four phases would be as follows;

Phase 8 V three lots (lots 67-69)
Phase 9 = fifteen lots (lots 70-84)
Phase 10 = thirteen lots (lots 85-97)
Phase 11 = fourteen lots (lots 98-111)

Staff recommends the following comments;

1. This subdivision will have double frontage lots along 3000 East which is a 90-foot roadway.
These double frontage lots will require a block wall along 3000 East and a 10-foot landscape strip.
2. The project will use the alternate cross-section for their interior roadways, which has a 4-foot
landscape strip between the curb and the sidewalk. Staff is trying to come up with an alternative area because it is difficult to plant a tree in a 4-foot landscape strip.
3. The City has a master planned regional multi-use trail proposed along the west side of 3000
East. The developer has met with City staff and is proposing to relocate this trail to the east side of 3000 East.
4. Even though this property is zoned R-1-10, the smallest lot in this subdivision will be 11,000
square feet.

Acting Chairman Read asked about moving the trail system to the east side are there any issues with the roadway as far as additional crossings that will be required.

Wes replied there was not. There will be a crossing but it will have to be further down.

MOTION: Commissioner Wilkinson made a motion to recommend to City Council approval for a preliminary plat request for Sun Valley Estates V Phases 8 - 11 to create forty-five (45) single family residential lots in four (4) phases subject to staffs comments. Commissioner Taylor seconded the motion. All voted aye.

B. Consider a preliminary plat request for Whisper Ridge Phase 4 to create nine (9)
single family residential lots in a phased subdivision. The applicant is Desperado Holdings, LLC, the representative is Mr. Cary Blake. The property is zoned R-1-10 (Single Family Residential 10,000 square foot minimum lot size) and is located at approximately Indian Hills Drive and 1000 South. Case No. 2012-PP-002

Wes Jenkins Development Services Manager said this is a request to approve 9 single-family lots; Lots 26-34 located approximately Indian Hills Drive and 1000 South on 6.03 acres.

The following comments are as follows;

1. The applicant is requesting a shared driveway for lots 31-33 and for lots 28-30. Because of
the steep grade along the frontage of lots 31-33 the applicant would like to construct a shared driveway. The applicant would like to minimize the disturbance and construct a shared driveway between lots 28-30. A shared access agreement will be required for these lots prior to recording the final plat.
2. This phase is to be graded per individual lot / custom home site. There will be no mass
grading with this project. The developer will only finish the improvements along Fandango Drive and stub utilities to each property. The developer will be required to submit a site plan and grading plan for each individual lot when the developer submits for a building permit. These plans will also be required to show any proposed retaining walls as there are not walls being proposed at this time.
3. The developer will be required to dedicate the cul-de-sac with this plat.
4. The developer is requesting to eliminate sidewalk on the north side of Fandango Drive due to
the steepness of the slope.
5. There is a proposed future roadway on the west side of lot 34. The developer is requesting to
delay the improvements along this west side. A delay improvement agreement will need to be recorded and the roadway improvements will need to be tied to any future development that occurs.
6. When the final plat for Whisper Ridge Phase 3 was recorded, the developer dedicated a
stubbed roadway from Fandango Drive. The stubbed roadway will need to be abandoned with this plat or by separate document.
7. The Whisper Ridge development originally was approved by the Hillside Review Board in
2004. The lots on this original approval were smaller lots than what is being proposed.

Commissioner Campbell asked who constructs the drives that serve more than one lot, the property owner or developer.

Wes said it depends on who comes in first for their home to be built V they would be responsible for putting in the driveway.

Acting Chairman Read said will there be an agreement for the other owners to have the right to access their lot and be able to have the right-of-way.

Assistant City Attorney Joseph Farnsworth said what will need to happen as the ordinance dictates and requires that every lot have access to a public street so the first home built will need to make sure that they have that access. So in the process of putting that in City will need to have the cross-access, the maintenance and any necessary construction access and make sure that is in place before building permits are issued.

Commissioner Fisher asked if they expect Mr. Blake to provide that easement or a wider easement during the construction phase for all of this.

Assistant City Attorney Joseph Farnsworth said this easement would come through at the time the property is developed and the easement would be recorded on one property but it needs to clearly indicate that the other lots will be allowed to access that easement equally.

Wes said Bush and Gudgell said they could show on the final plat those easements and so forth for those driveways so that would be recorded with the final plat. It will still need an agreement to get the maintenance items and construction in there.

Commissioner Campbell asked about the design of the driveway. He said he could see a problem with the elevation of design for the first driveway and maybe it wont be conducive for the other two driveways.

Wes said the first time someone comes in they will need to design the driveway all the way through so it will work with all three lots.
There was discussion on sidewalks. City staff said there are incidents where a sidewalk needs to be only on one side which is in Chapter 13, Section 10-13-9A: Street Design: Section I under the heading Notes which reads: Elimination of sidewalk on one side of the road may be approved when warranted by a traffic study, and can appreciably reduce the amount of hillside disturbance. Other considerations may also warrant its elimination. When 1 sidewalk is eliminated, the remaining sidewalk shall be increased by 1 foot in width.
Assistant City Attorney Joseph Farnsworth asked if there has been a traffic study done. He realizes this is a cul-de-sac but in order to eliminate a sidewalk the ordinance states that the sidewalk can only be eliminated when warranted by a traffic study.

Jim Raines from Bush & Gudgell said they have provided a traffic study in the past. He said they will prepare a brief statement that meets that requirement.

MOTION: Commissioner Taylor made a motion to recommend to City Council for a preliminary plat request for Whisper Ridge Phase 4 to create nine (9) single family residential lots in a phased subdivision subject to conditions that are required for the elimination of sidewalk on north side, a statement of minimum traffic and all other factors that staff has included. Commissioner Campbell seconded the motion. All voted aye.

B. Consider a preliminary plat request for The Village at Little Valley to create fifty-
nine (59) single family residential lots in three (3) phases. The applicant is EHS Investments; the representative is Mr. Wes Davis. The property is zoned R-1-12 (Single Family Residential 12,000 square foot minimum lot size) and is located at the northwest corner of the intersection of Equestrian Drive and Little Valley Road. Case No. 2012-PP-003

Wes Jenkins Development Services Manager said this project is to develop fifty-nine single-family lots on 26.03 acres (Lots 58-69) are lots with existing dwelling units. These lots have been decreased in size and portions of these lots have been distributed amongst the proposed lots. Lot sizes range from 0.25 acres to 0.69 acres.

The breakdown in the three phases would be as follows;

Phase 1 V nineteen lots (lots 1-2, 7-19, & 38-41)
Phase 2 = twenty-four lots (lots 3-4, 6, 20-37, & 42-44)
Phase 3 = sixteen lots (lots 45-60)

1. The applicant is requesting that the lots along Little Valley Road be double fronting lots.
The reasons for this are:

a. The applicant indicated that the northern lots would have poor sight distance from their driveways if they fronted Little Valley Road.
b. The applicant stated that there is a substantial grade change between Little Valley Road and the lots that would front this roadway. The applicant indicated this would require an excessive amount of fill to raise these lots so they could drain to Little Valley Road.
c. The applicant stated that there is a high volume of daily traffic along Little Valley
Road and a high rate of speed.

2. If double fronting lots are allowed along Little Valley Road this will require a 6 high block
wall and a 10 landscape strip. The applicant is proposing that maintenance of the landscape strip be each lot owner that has back frontage along Little Valley Road. The applicant does not want to create an HOA to maintain the landscape strip.
3. The applicant will be required to improve all interior roads as well as half of Equestrian
Drive, a 50-foot roadway along the south of the property, and half of Little Valley Road, a 66-foot roadway along the east side of the property. The applicant will be required to finish Little Valley Road along the frontage of the three lots with existing dwelling units that front Little Valley Road.

Wes said there are three existing lots that already face Little Valley Road. The five lots they are proposing will be double frontage lots. The developer does not want to put in an HOA to maintain the landscaping strip behind their property. The maintenance needs to be addressed.

Wes said there are some existing easements that will need to be abandoned with the plat. They have gone to Joint Utility Committee and there seems not to be a concern. He pointed out Equestrian Drive and said the developer will be requested to do half of the improvements along Equestrian Drive and along Little Valley Road and the three existing lots. Staff has recommended that an agreement be entered into before the recording of the plat. Once 50% of lots are platted then the road improvements have to be done on Little Valley Road.

Assistant City Attorney Joseph Farnsworth said the final plat state is when they would want the agreement recorded. The agreement will be recorded at the same time Phase 1 is recorded and it will affect other phases as they come in. The Legal Department is working with Wes Davis on working out the easements that will be recorded.

Commissioner Taylor asked what will happen on the maintenance of the landscape strip.

Wes said they are trying to work something out but nothing is in place yet.

Assistant City Attorney Joseph Farnsworth said that City staff is looking at how to address the maintenance of landscaping on double frontage lots for the entire City.

MOTION: Commissioner Fisher made a motion to recommend to City Council approval for a preliminary plat request for The Village at Little Valley to create fifty-nine (59) single family residential lots in three (3) phases conditioned with staff comments and 1) as they approach the platting of 50% of the lots that Little Valley Road is improved and 2) as for the double frontage lots landscape strip issue that the developer work with the City staff and explore other options and that be done for the final plat for the first phase. Commissioner Hullinger seconded the motion. All voted aye.