Planning Commission

Tuesday, June 12,2012
Minutes



PLANNING COMMISSION
CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
June 12, 2012 – 5:00 p.m.



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

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

EXCUSED: Commissioner Ross Taylor


CALL TO ORDER

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

VACATE RIGHT-OF-WAY

Consider vacating a portion of the ‘Banded Hills Drive” public right-of-way at approximately 3710 South Street and 3700 East Street located within the proposed Sycamore Phase 2 Final Plat area. The property is within the RE-12.5 zone. The representative is Mr. Roger Bundy, R & B Surveying. Case No. 2012-RVAC-002

Todd Jacobsen Project Manager said the purpose of vacating a portion of Banded Hills Drive is to allow for development. An alternative route to get to Banded Hills Drive has been established through the Sun Valley Estates Development and Sycamore Development.

Assistant City Attorney Joseph Farnsworth asked if this prevents anyone from getting to their property.

Todd replied they will all have a way to get to their property.

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FINAL PLATS

A. Consider approval of a final plat for “Cove at Sunbrook – Amended” to combine two
lots and the common area between them. The representative is Mr. Eric McFadden, Premiere Design and Engineering. The property is zoned PD-RES (Planned Development Residential) and is located at 2243 W Sunbrook Drive (Lots 131 and 132) within the Sunbrook development. Case No. 2012-FPA-019

Todd Jacobsen Project Manager said the purpose of amending this final plat for the Cove at Sunbrook is to combine Lots 131 and 132 and the common area that is located between the two lots. With this lot merger these two lots will now be known as Lot 131, eliminating Lot 132. The common area between the two lots is an easement.

B. Consider approval of a final plat for “Gazenda II” a one (1) lot residential subdivision.
The representative is Mr. Jim Raines, Bush and Gudgell. The property is zoned A-1 (Agricultural) and is located on the west side of 3430 East Street at approximately 2350 South. Case No. 2012-FP-012

Todd Jacobsen Project Manager said this is a request to approve a one lot residential subdivision. Todd said they are also dedicating a road as a portion of this plat.

C. Consider approval of a final plat for “Serenity Hills - Amended” a residential
subdivision to combine two lots into one. The representative is Mr. Jim Raines, Bush and Gudgell. The property is zoned R-1-10 (Single Family Residential 10,000 square foot minimum lot sizes) and is located at 1929 South 2740 East (Lots 16 and 17). Case No. 2012-FP-011

Todd Jacobsen Project Manager said the purpose of amending the final plat for Serenity Hills is to combine Lots 16 and 17 making them one lot to be known as Lot 16 and eliminating Lot 17.

D. Consider approval of a final plat for “Meadow Valley Farms Phase 2” a residential
subdivision. The representative is Mr. Roger Bundy, R & B Surveying. The property is located on the west side of Little Valley Road at approximately 2350 South 3430 East (located west and south of Phase 1). The property is zoned RE-20 & RE-37.5

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(Residential Estate 20,000 square foot minimum lot size and 37,500 square foot minimum lot size). Case No. 2012-FP-017

Todd Jacobsen Project Manager said this is a request to approve the final plat for Meadow Valley Farms Phase 2. City staff has reviewed this final plat and is ready for Planning Commission’s consideration for approval.

E. Consider approval of a final plat for “Silkwood Phase 4” a residential subdivision. The
representative is Mr. Roger Bundy, R & B Surveying. The property is zoned R-1-10 (Single Family Residential 10,000 square foot minimum lot sizes) and is located on the north side of Crimson Ridge at approximately 2750 East and 3400 South (east of Phase 1). Case No. 2012-FP-020

Todd Jacobsen Project Manager said this is a request for an amended residential subdivision final plat.

Assistant City Attorney Joseph Farnsworth spoke on the park and the landscaping and how that will be dedicated. The Legal Dept. has talked with the developer and legal has agreed that this plat can go forward but before it goes before City Council it will need to have the development agreement completed.

F. Consider approval of a final plat for “Sycamore Phase 2” a residential subdivision. The
representative is Mr. Roger Bundy, R & B Surveying. The property is zoned RE-12.5 (Single Family Residential 12,500 square foot minimum lot size) and is located on the east side of Little Valley Road at approximately 3710 South (east of Phase 1). Case No. 2012-FP-013

Todd Jacobsen Project Manager said this is a request to approve the final plat for Sycamore Phase 2. City staff has reviewed this final plat and is ready for Planning Commission’s consideration for approval.

G. Consider approval of a final plat for “100 East Street and 775 South Street Road
Dedication Plat.” The representative is Mr. Scott Woolsey, Alpha Engineering. The roadway dedication for 100 East Street is located west of Dixie Middle School. The roadway dedication for 775 South Street is located between Main Street and 100 East Street. Case No. 2009-FP-014

Todd Jacobsen Project Manager said this request is a roadway dedication. The final plat is ready for Planning Commission’s consideration for approval.



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EASEMENT ABANDONMENT

Consider approval of a final plat for “Lots 15, 16, and 25 of Southgate Views” a residential subdivision – easement abandonment. The representative is Mr. Jim Raines, Bush and Gudgell. The property is zoned R-1-10 (Single Family Residential 10,000 square foot minimum lot sizes and is located at on the north and south side of Winsor Drive at approximately 575 West and 2400 South. Case No. 2011-EA-004

Todd Jacobsen Project Manager said the platted easement shown on the Southgate Views final plat for the lots 15, 16, and 25 is for a 25-foot wide easement along the east side of these lots, where was designed for an existing water line. The line is no longer in use and if the owners of those lots want that line remove they will have to do so by their own expense. They will leave the standard 7.5 ft. easement along those lots.

Acting Chairman Read asked Legal Council when a resident takes ownership of the parcel does that requires them to also take ownership of the pipe in the ground.

Assistant City Attorney Joseph Farnsworth said there will need to be some sort of indemnification agreement needs place to take the ownership of the pipes in the ground away from the City.

ZONE CHANGES – PUBLIC HEARINGS (5:00 P.M.)

A. Consider a zone change request from M-2 (Industrial) to M-1 (Industrial) on 1.31 acres
located at 177 N 3050 E on a portion of Lot 20. The applicant is Sun Valley Commercial LLC and the representative is Mr. Travis Parry. Case No. 2012-ZC-012

Bob Nicholson Community Development Coordinator said this request is to rezone one M-2 property in the Millcreek Industrial Park at 177 North 3050 East to M-1. Bob pointed out the location and said that parcel is surrounding with land that the City owns and will have a future
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use as a city park. Bob spoke on the history of Millcreek Industrial Park. He said the Ft. Pierce Industrial Park along south of River Road is now the main place for new manufacturing businesses and has room to accommodate new industry. Now there is the Gateway Industrial Park in Hurricane and other smaller industrial parks in Washington City and Hurricane. With the presence of these other industrial parks to accommodate new industry and basic manufacturing, it is less important to maintain Millcreek Industrial Park for only manufacturing and distribution uses.

Travis Parry the applicant said the reason for this zone change is due to restrictive nature. Their interest is to be selective on tenants. He said he plans on the uses to be more in line with commercial than with manufacturing with the hours being more in the day rather than the night, with the intent of having less noise and dust.

Tom Garrison lives by this location. He said in the current zone of M-2 there are 22 uses that are permitted and if this is changed to M-1 there will be 51 uses that will be allowed. He spoke about the use of auto repair shop stating he does not want that within 500 ft of his home due to noises associated with that type of business.

Larry Scott is a property owner in Millcreek Industrial Park. He feels this area should not be a manufacturing area any longer. It is difficult to get tenants with the zone that is currently there. He would strongly urge to change the zone to M-1.

The owner of the Palms spoke on behalf of their residents and how they are concern about the uses, such as dust, noise, and smells.

Travis Parry said in regards to the use – one person that has looked at the building is a landscaping supply company and a high end auto repair center. Their intent is to have less industrial use in that area. They would like to have more commercial uses in this area.

Tom Garrison said it is not just the uses you are asking for today but he is looking down the road when tenants move out and others move in. The change you make today will be for the future.

City Council Member Hughes said when the Truss Company was there it ran 24-7. He said he would rather have an auto body shop repair there instead of industrial uses.

Acting Chairman Read asked if there was an ordinance on restriction of hours, lighting, and those types of things that would affect the home owners that live nearby.

Assistant City Attorney Joseph Farnsworth said there are no restrictions on the operation hours in the M-1 zone or the M-2. If one of the uses came in as a CUP then the Planning Commission and City Council could put restrictions on the use. As far as noise there are ordinance in place which would be handled by the police or code enforcement.
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Assistant City Attorney Joseph Farnsworth said under Title 4 Health/Safety, Chapter 2 basically it states “…any loud, unnecessary or unusual noise, or any noise which annoys, disturbs, injures or endangers the comfort, repose, health, peace or safety of others, within the limits of the city is defined as a nuisance.”

B. Consider a zone change request in the “Field Stone at Little Valley” from A-1
(Agricultural) to R-1-12 (Single Family Residential 12,000 square foot minimum lot size) on 9.03 acres located generally at 2350 East and Equestrian Drive. The applicant is the Knolls Group, LC and Mr. Stacy Young is the representative. Case No. 2012-ZC-012

Craig Harvey Planner I said this is a request to rezone an A-1 to R-1-12 on 9.03 acres. The General Plan states LDR which is up to 4 dwelling units per acre.

Commissioner Fisher asked if there is any buffer around that area.

Stacy Young the applicant said there is property to the north which is zoned R-1-12. It is a small enough parcel and it would be hard to create a buffer.

Commissioner Wilkinson stills feels they are encroaching onto the agricultural land.

Stacy said this meets the General Plan.







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CONDITIONAL USE PERMITS

A. Consider a request for a time extension of an expired conditional use permit (CUP)
from Insite Towers LLC, applicant, Mrs. Debbie DePompei representative. The originally approved CUP is 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-EXT

Ray Snyder Planner II said this item was previously approved by City Council on July 7th as a conditional use permit to construct one eight foot high co-locatable wireless tower and to construct related multiple equipment enclosure. However, the CUP has since expired. Ray stated the ordinance in Section 10-17-11 a CUP shall expire after one year if the permitted activity has not commenced.

Assistant City Attorney Joseph Farnsworth said that per City Code 10-17-11, the Planning Commission needs to state in the motion that this extension request is based on the fact that it is through no fault of the applicant if the Planning Commission chooses to approve the request.

B. Consider a request for a conditional use permit (CUP) to establish a wedding cake
catering business at a designated landmark property. The applicant is Mr. Jack Gregory. The landmark property is the “Hayden Church” home in the RCC (Residential Central City) zone. The location is at 43 West 100 South. Case No. 2012-CUP-007
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Craig Harvey Planner I said this request is to operate a Wedding Cake Catering business at the ‘Hayden Church’ home a designed Historical Landmark Site. The preparation of the cakes will be in the rear accessory building that has a kitchen and a separate garage. The proposed use will not be for retail sales of wedding cakes. The wedding cakes will be baked on site and then transported/delivered to the location of the reception or open house.

Commissioner Campbell asked if there were employees or will it only be the applicant’s son and daughter-in-law.

Jack Gregory the applicant said his son and daughter-in-law had a location in SLC for five years. It will strictly be for baking cakes for wedding and other events. He said she will have orders coming in from telephone, the church and the Latino community.

Assistant City Attorney Joseph Farnsworth asked how they will transport the cakes.

Mr. Gregory said the cakes will be delivered by his pick-up truck. He said they will not be doing any changes to the home or that structure at all.

Meeting adjourned at 6:30 p.m.