St. George


Planning Commission

Tuesday, February 28,2012
Minutes



PLANNING COMMISSION
CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
February 28, 2012 – 5:00 p.m.



PRESENT: Chairman Ron Bracken
Acting Chairman Ron Read
Council Member Jimmie Hughes
Commissioner Ross Taylor
Commissioner Julie Hullinger
Commissioner Ro Wilkinson

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: Commissioner Kim Campbell
Commissioner Nathan Fisher


CALL TO ORDER

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

FINAL PLAT

Consider approval of a final plat for “Whisper Ridge Ph 3” an eight (8) lot residential subdivision. The representative is Mr. Jim Raines, Bush and Gudgell. The property is zoned R-1-10 (Single Family Residential 10,000 sq. ft. minimum lot size) and is located on the northeasterly side of Indian Hills Drive at approximately 1020 West and 1040 South in the Whisper Ridge development. Case No. 2011-FP-028

Todd Jacobson Project Manager said this request is for an amended 8-lot residential subdivision. The purpose of amending Whisper Ridge Phase 3 is to change note 10 in the General Notes and Restrictions. Note 10 used to read “Lots 18-24 are to be built as ‘walkout basements’ only, Lot 19 is to be built as ‘Walk-up’ only.” The note now reads “Lots 18-24 are to be built as ‘walkout basements’ only, Lot 19 is to be built as ‘Walk-up’ only, unless otherwise approved by the City of St. George Community Development Department based on a site plan that meets all applicable City Standards, including, but not limited to, grading and setback standards and requirements.” Also to show the Lot Line Adjustment between Lot 19 and 25 as previously adjusted. Also to vacate a portion of a public roadway, Fandango Drive. This portion was shown on the original Final Plat as a stub road. This is to accommodate the updated changes to the proposed Phase 4 Plat. No other changes are made or intended with this plat.

This final plat is ready for Planning Commission consideration for approval.

MOTION: Commissioner Taylor made a motion to recommend to City Council approval for a final plat for “Whisper Ridge Ph 3” an eight (8) lot residential subdivision located on the northeasterly side of Indian Hills Drive at approximately 1020 West and 1040 South in the Whisper Ridge development and authorize chairman to sign. Commissioner Wilkinson seconded the motion. All voted aye.

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

A. Consider a request to amend the Planned Development Residential zone and Master
Plan for Hidden Valley generally located south of Hidden Valley Road. This amendment will relocate the school site and residential site along with other community facilities and open space. The applicant is Ivory Homes. Case No. 2012-ZCA-004

This item was withdrawn.

B. Consider a request to amend the Planned Development Commercial zone to modify the
existing building’s front façade for Stephen Wade Chevrolet at 150 West Hilton Drive. Case No. 2012-ZCA-005

Ray Snyder Planner II said this is a request to modify the Planned Development Commercial zone for Stephen Wade Chevrolet at 150 West Hilton Drive to change the building’s front façade. The property is surrounded by other PD-COM properties consisting of car dealerships and related automotive businesses. General Motors Corporation is requesting Chevrolet / Cadillac dealerships to change their existing exterior materials to conform to a new standardized corporate design, materials, and colors scheme. Mr. Stephen Wade is not supportive of the requested changes to the St George facility because the City Council originally approved the existing design, colors, and materials that best compliment the community. There is a concern that a new shiny reflective surface will detract from the original intent of the project. Mr. Stephen Wade is seeking the City’s position on this matter in order to report back to General Motors.

Bill Western representative said it is their intent because of the design of the structure proposed by General Motors to request to have this new design rejected.

MOTION: Commissioner Wilkinson made a motion to recommend to City Council a rejection to amend the Planned Development Commercial zone to modify the existing building’s front façade for Stephen Wade Chevrolet at 150 West Hilton Drive. Commissioner Taylor seconded the motion. All voted aye.

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

Consider a zone change request from A-20 (Agricultural – 20 acre minimum lot size) to R-1-10 (Single Family Residential 10,000 sq. ft. minimum lot size) on 21.59 acres and C-2 (General Commercial) on 3.585 acres for Sun Valley Phases 12–14. The property is generally located on Crimson Ridge Road and 3000 East. The applicant is Quality Development. Case No. 2012-ZC-005

Craig Harvey Planner I this zone change request is to rezone an A-20 to R-1-10 for 21.59 acres and C-2 for 3.585 acres. This proposed project is Sun Valley phases 12-14. The proposal is for 21.59 acres to be rezoned as R-1-10 and 3.585 acres to be rezoned as C-2 Commercial.

Staff finds that there is a question regarding the general plan approved last year. This plan as adopted indicates a park on the northwest corner of this planned phase. A park is permitted in any zone however the applicant should address how the park requirement and location shown on the general plan is going to be resolved. The planning commission could recommend that the general plan is observed or recommend that the applicant amend the general plan and indicate a new park location before any plats are submitted.

Stacy Young with Quality Development said this is a residue from an old land use plan that was used for this area. It was in compliance with the General Plan at that time but it did not get approved or move forward. The size of the park was somewhat informed as higher density back then with a community center. In the end the park site remained there and the acreage was never really defined. He said there is a small park in Silkwood Development and they are exploring the option to expand the park to about 3-4 more areas. He said they are working closely with the City’s Park Dept. He request that the zone change be approved here tonight.

Acting Chairman Read asked how quickly you think you will get your first plat because one of the recommendations from staff is to get you and Parks Dept. to work out before you bring in a plat.

Stacy said they are comfortable with expanding the park in Silkwood. Right now it is a private park but there will be some changes to allow this to become a public park. They have not come to an agreement where the other park should be yet.

MOTION: Commissioner Read made a motion to recommend to City Council approval for a zone change request from A-20 (Agricultural – 20 acre minimum lot size) to R-1-10 (Single Family Residential 10,000 sq. ft. minimum lot size) on 21.59 acres and C-2 (General Commercial) on 3.585 acres for Sun Valley Phases 12–14 with one condition that prior to any plats coming forth on this acreage that a representative from City’s Park Dept. come with the applicant and have the details worked out of what they are going to do with the park to make up for the 10 acres that is currently shown on the General Plan map.



QUESTION ON MOTION
Chairman Bracken asked legal representative if a zone change could have a condition attached to the motion.

Assistant City Attorney Joseph Farnsworth replied they can. Because Planning Commission is making a recommendation to City Council, that recommendation can be a conditional recommendation. He said he has been in contact with Laura Taylor from the Parks Department and she states they have been in contact with Quality Development and they are looking to expand the park into 3 more areas. That is the direction the city is heading right now.

Commissioner Hullinger seconded the motion. All voted aye.

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

Consider an amendment to the Commercial Zoning code, Title 10, Chapter 10, Section 5, sub-section H, “Sales Lots For Automobiles.” City of St George is the applicant. Case No. 2012-ZRA-002

Bob Nicholson Community Development Coordinator said legal staff has met with City Council in work meetings discussing the ordinance on Car Lots. He would like to go over a proposed draft of some of the changes that were discussed.

1) Remove the minimum lot size – it will no longer be a 1 acre requirement,
2) Customer parking shall be clearly marked by an upright pole sign placed at the top of each
customer parking space,
3) The sales office shall be large enough to provide restroom facilities,
4) Certain streets are designated where auto sale lots could be;
a. Sunset Blvd.
b. St. George Blvd. (excluding the Historic District Overlay Zone)
c. Bluff Street
d. Hilton Drive
e. Blackridge Drive
f. Red Hills Pkwy from 1000 East to 1400 East
g. Convention Center Drive
h. Sunland Drive
i. 700 South from the east side of I-15 to River Road, and
j. the parcel located at 150 East 1160 South

Car lots would not be permitted in the historic district and landscaping requirements will need to be met. There are two small car lots in the historic district – they could remain. If the use was abandoned for a one year time period, then the use would no longer be allowed.

MOTION: Commissioner Read made a motion to recommend to the City Council approval with one condition that the landscaping issue regarding counting landscaping along the side property lines be resolved. Commissioner Taylor seconded the motion. All voted aye.

BDCSP (BUILDING DESIGN CONCEPTUAL SITE PLAN)

Consider a request for a BDCSP (Building Design Conceptual Site Plan) review of a proposed one-story professional office building. The site is located on Havasu Drive within the Sun River Commercial Center subdivision. The zoning is PD-COM (Planned Development Commercial). The applicant is Sun River and the representative is Mr. Scott McCall. Case No. 2012-BDCSP-001

Ray Snyder said this is a request for a Building Design Conceptual Site Plan. The total building area is 3,219 square feet. This building is to be relocated from use as a sales center in Sun River Phase 15. The building has been constructed in a residential style that blends well with the Sun River neighborhoods. The existing earth tone colors and materials will remain in use. The existing single story building does not exceed thirty-five feet in height.

The preliminary parking plan indicates seventeen (17) parking spaces of which two (2) are ADA. The applicant proposes 6,648 square feet of landscaping. This will result in approximately 16% of the site being landscaped.

It is recommended that if the Planning Commission proposes approval, that it also add the following conditions;

1. An existing 3,219 square foot single story professional office building will be relocated from
use as a sales office in Sun River Phase 15 as presented on February 28, 2012 to the PC.
2. Fifteen (15) standard parking spaces and two (2) ADA parking spaces shall be provided as
presented on February 28, 2012 to the PC.
3. The architectural theme, colors, and materials shall be as presented on February 28, 2012.
4. A SPR (Site Plan Review) application shall be submitted along with the required civil
engineering plan sets to the Community Development Department for plan checking and processing.
5. The site shall be designed with “dark sky” friendly lighting and will avoid any light pollution
to the neighbors. A photometric plan shall be provided along with the SPR application in the civil engineering plan set.

MOTION: Commissioner Hullinger made a motion to recommend to City Council approval for a request for a BDCSP (Building Design Conceptual Site Plan) review of a proposed one-story professional office building. The site is located on Havasu Drive within the Sun River Commercial Center subdivision. Commissioner Taylor seconded the motion. All voted aye.



Meeting adjourned at 6:00 p.m.