Planning Commission Minutes

Tuesday, January 8,2013



PLANNING COMMISSION
CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
January 8, 2013 – 5:00 PM


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

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 Secretary Cathy Dekker

CALL TO ORDER

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

Chairman Bracken announced that Item #4 (a zone change amendment request) has been withdrawn.

FINAL PLATS

A. Consider approval of a roadway dedication Final Plat for “Ft Pierce Area - five (5) roadway dedications.” Located on the east side of River Road at approximately 4900 South. This is for access to the Family Dollar Distribution Center. The area is zoned M-1 (Industrial).
Case No. 2012-FP-047.

Todd Jacobson, Project Manager, presented the Final Plat for “Ft. Pierce Area – five roadway dedications” for access to the Family Dollar Distribution Center. The property is zoned M-1 (Industrial) and is located at approximately 4900 South.

B. Consider approval of a Final Plat for “270 E & 1670 S Roadway Dedication Amended and Extended.” Located at 270 E and 1670 S (just east of the Dixie Center). The area is zoned C-3 (General Commercial). Case No. 2012-FP-048.

Todd Jacobson, Project Manager, presented the Final Plat for “270 E & 1670 S Roadway Dedication Amended and Extended.” The area is zoned C-3 (General Commercial) and is located at 270 E and 1670 S, which is to the east of the Dixie Center.

The purpose for amending and extending this Final Plat is to realign the right-of-way to match the new improvements that were done with the Dixie Drive and I-15 interchange and to include the widening and extension of 270 East Street to the north from the original Plat. Also, the easements are realigned and narrowed in some areas to meet City Standards for easements. No other changes were made or intended on this Final Plat Amendment

All aspects of these Final Plats were carefully looked at and reviewed by the Community Development Department staff, (which includes New Development Division staff and Planning & Zoning staff) and Legal Department staff and they meet all of the conditions and approvals and are ready for Planning Commission’s consideration for approval.


LOT MERGER / ROAD DEDICATION

Consider approval of a lot merger / road dedication for the proposed RV Storage to be adjacent to the existing ‘Monster Storage’ facility generally located at the west end of 700 South Bluff Street. This is a requirement of the recently approved CUP by the City Council. The zoning is C-3 (General Commercial). Case No. 2013-LRE-001.

Todd Jacobson, Project Manager, presented a proposal for a lot merger / road dedication for the proposed RV Storage to be adjacent to the existing ‘Monster Storage’ facility generally located at the west end of 700 South Bluff Street. This is a requirement of the recently approved CUP by the City Council. The zoning is C-3 (General Commercial).

This property was recently approved by City Council for a CUP for RV Storage/Parking. Part of the conditions of that approval was that the Lot Merger needed to be completed. This completes that condition. Also the applicant is dedicating easements as standard for roadways.


ZONE CHANGE – PUBLIC HEARING (5:00 PM)

A. Consider a zone change request for a zone change from A-1 (Agricultural) and RE-37.5 (Residential Estates 37,500 square foot minimum lot size) to RE-37.5 and RE-20 (Residential Estates 20,000 square foot minimum lot size) on a 10.89 acre parcel generally located at 3860 South and 2420 East in the Meadow Valley Farms Area. Case No. 2012-ZC-024.

Craig Harvey, Planner I, presented a zone change request for a zone change from A-1 (Agricultural) and RE-37.5 (Residential Estates 37,500 square foot minimum lot size) to RE-37.5 and RE-20 (Residential Estates 20,000 square foot minimum lot size) on a 10.89 acre parcel generally located at 3860 South and 2420 East in the Meadow Valley Farms Area.

The applicant, Development Solutions, has acquired a parcel directly west of the current Meadow Valley Farms subdivision. This zone change will adjust the RE-37.5 zone to the north to act as a buffer against the Rancho Verde Estates subdivision and the area south of 3860 South Street will be changed to RE-20 to be consistent with current zoning. Staff recommends approval.

Chairman Bracken opened the public hearing.

Stacy Young of Development Solutions, who is representing the applicant, explained that the purpose of this zone change is for better road connectivity and to allow the lot lengths to run the other direction which creates more desirable lots.

Assistant City Attorney Joseph Farnsworth asked about the general plat amendment and where the parks which were approved as part of that general plan amendment are proposed to be located.

No one else spoke and Chairman Bracken closed the hearing. There were no further comments from the commissioners.


B. Consider a zone change request for a zone change from A-1 (Agricultural) to R-1-10 (Single-Family Residential) and R-1-12 (Single-Family Residential) on an 18.5 acre parcel generally located at 2150 East and south of Equestrian Drive. Case No. 2012-ZC-025.

Craig Harvey, Planner I, presented a zone change request for a zone change from A-1 (Agricultural) to R-1-10 (Single-Family Residential) and R-1-12 (Single-Family Residential) on an 18.5 acre parcel generally located at 2150 East and south of Equestrian Drive. The applicant is The Knolls Group, LC (Development Solutions).
Staff has reviewed this submittal and finds that it meets the general plan for Little Valley as proposed and is similar to the other recently zoned properties in the immediate area. Staff recommends approval.

Chairman Bracken opened the public hearing. There was no public comment. The public hearing was closed.
Commissioner Wilkinson showed her concern that she is noticing all the Ag areas are being turned into Single Family Residential.

The Commissioners and Staff discussed the buffering between this future development and Horseman’s Park Subdivision. The differences between what an RE-12.5 zone and an R-1-12 zone would offer for benefits in regards to buffering were discussed.


Commissioner Fisher commented that the reason he voted against this item was because he would like to see the developer explore some other alternatives.

Chairman Bracken asked the applicant if they would like a the Planning Commission to make another motion or to table this item for the next meeting.

The applicant, Stacy Young of Development Solutions, stated that he would prefer a motion to be made by the Planning Commission, which would allow the proposed project to proceed to City Council. He noted that an RE zone locks the developer into a certain lot size and therefore he would prefer to seek the R-1-12 zone.

Assistant City Attorney Joseph Farnsworth stated what the options for the Planning Commissioners are: (1) recommend approval with or without conditions (4 aye votes are needed to pass) or (2) recommend to not approve it (4 aye votes are needed to pass). Either way the zone change application goes to the City Council.

Chairman Bracken reminded the Commissioners that with an RE-12.5 zone the developer is locked into a maximum or 12,500 sq foot lots throughout the whole subdivision, whereas the R-1-12 allows them lot size averaging so that they can place larger lots in areas directly across from Horseman’s Park.

Assistant City Attorney Joseph Farnsworth (herein “Attorney Farnsworth”) wants it to be clear that under current state law this application still goes forward to the City Council for consideration. This recommendation goes to City Council and they act on it as they wish.


ZONE CHANGE AMENDMENT – PUBLIC HEARING (5:00 PM)

Consider an amendment to the Entrada Planned Development Zone to allow a “Wellness Center” to be established at the ‘Inn of Entrada’ located at 2588 W. Sinagua Trail in the Entrada Development on Snow Canyon Parkway. Case No. 2012-ZCA-026.





ZONING REGULATION AMENDMENT - PUBLIC HEARING (5:00 PM)
Consider a proposed amendment to the City Zoning Regulations, Title 10, Chapter 19 “Off Street Parking.” This request is to modify the setback requirements for garage and carports from a private street or parking area, and amend Title 10, Chapter 2 “Definitions” to add a definition of ‘alley.’ City of St George applicant. Case No. 2012-ZRA-008.
(Note: This was tabled at the December 11th, 2012 PC meeting)

Bob Nicholson, Community Development Coordinator, presented a proposed amendment to the City Zoning Regulations, Title 10, Chapter 19 “Off Street Parking.” This request is to modify the setback requirements for garage and carports from a private street or parking area, and amend Title 10, Chapter 2 “Definitions” to add a definition of ‘alley.’

Discussion was held on each area of the proposed ordinance changes. It was suggested that this item be tabled to allow for these suggested changes to be added into the language and also to bring in visual examples to the next meeting.

Chairman Bracken opened the public hearing. There was no public comment. The public hearing was closed.


PRELIMINARY PLAT

A. Consider approval of a Preliminary Plat request for “Stone Cliff Phase 12” to create a two (2) lot residential subdivision on 1.57 acres. The applicant is Traveller / Stone Cliff LC, and the representative is Mr. Reid Pope, Pope Engineering. The property is zoned PD-R (Planned Development Residential). The property is located along the private street Pinnacle Drive at the top of Stone Cliff on the south end. Case No. 2012-PP-026.

Wes Jenkins, Development Services Manager, presented a Preliminary Plat for “Stone Cliff Phase 12” to create a 2 lot residential subdivision on 1.57 acres. The property is zoned PD-R and is located along the private street of Pinnacle Drive at the top of Stone Cliff on the south end. The applicant is Traveller/Stone Cliff, L.C. and the representative is Ried Pope of LR Pope Engineering.

Staff comments are as follows:
1. All roadway improvements have been installed along the frontage of these two lots, except for sidewalk. The developer will be required to extend the existing sewer main in Pinnacle Drive and stub water and sewer laterals to each lot.
2. The developer is proposing rock retaining walls along the front or north and west sides of each lot.
3. There is an existing 100-foot setback line from the ridge for both of these lots. Each dwelling unit on these lots shall be setback at least a minimum of 100 feet from the ridge line.

The water tank area was never dedicated to the City for some reason. They would like the entire lot dedicated to the City.



B. Consider approval of a Preliminary Plat request for “Cottonwood Phase 1 - 4” to create a thirty-seven (37) lot single family residential subdivision on 11.62 acres. The applicant is Quality Development LLC, and the representative is Mr. Stacy Young. The property is zoned R-1-10 (Single Family Residential 10,000 square foot minimum lot size). The property is located on the south side of Crimson Ridge and the east side of the Washington County School District property. Case No. 2012-PP-027.

Wes Jenkins, Development Services Manager, presented a Preliminary Plat for “Cottonwood Phase 1-4” to create a 37 lot single family residential subdivision on 11.62 acres. The property is zoned R-1-10 and is located on the south side of Crimson Ridge and the east side of the Washington County School District property. The applicant is Quality Development.

Staff commented that the applicant is proposing to do lot size averaging in this subdivision. The maximum lot size will be 12,892 SF and the minimum lot size will be 8,000 SF.


C. Consider approval of a Preliminary Plat request for “Riverstone (former Las Colinas) Phases 1 – 9” to create a one hundred and twenty (120) residential lot subdivision on 38.91 acres. The applicant is K & D Family LLC, and the representative is Mr. Stacy Young, Development Solutions. The property is zoned R-1-10 (Single Family Residential 10,000 square foot minimum lot size). The property is located on the west side of Pioneer Road at approximately 4000 South and this project was part of the original Las Colinas subdivision. Case No. 2013-PP-001.

Wes Jenkins, Development Services Manager, presented a Preliminary Plat for “Riverstone (former Las Colinas) Phase 1-9” to create a 120 residential lot subdivision on 38.91 acres. The property is zoned R-1-10 and is located on the west side of Pioneer Road. This project was part of the original Las Colinas subdivision. The applicant is K&D Family, LLC, represented by Development Solutions.

Staff comments are as follows:
1. This subdivision was originally approved as Las Colinas and zoned as PD-Residential. On December 20, 2012 the City Council approved a zone change on this property to R-1-10. With the original subdivision a park site was donated to the City.
2. The property on the northwesterly side of lots 41-44, 69-73, 92-100, 114-117, 121-123 and on the west of the future Las Colinas Phase 4 will also be dedicated to the City. The property west of lot 123 will also be dedicated to the City to extend the existing trail so that the trail will now connect all the way through.
3. There is an existing power transmission line that extends through the property that will have to be relocated to the south property line.
4. The developer is proposing to dissolve the existing HOA. The developer is proposing to dedicate the existing landscape strip along Pioneer Road that was constructed as part of Phase 1 to the City. The developer is also proposing to dedicate the future landscape strip along Pioneer Road to the City. These landscape strips are required because of the double fronting lots.

Discussion was held regarding street and sidewalk widths, curbs, emergency vehicle access and speed limits in the area.

The development agreement covers the fact that they will need to donate a park at some point. Attorney Farnsworth confirmed this and stated that the park has already been donated. Attorney Farnsworth also recommended that if there is a vote recommending approval, it should be conditioned on completing all the document work that is required.


D. Consider approval of a Preliminary Plat request for “Royal Pines Ph 4 - 7” to create a sixty-four (64) residential lot subdivision on 20.32 acres. The applicant is PUB-QP, LLC, and the representative is Mr. Ryan Thomas, Development Solutions. The property is zoned R-1-10 (Single Family Residential 10,000 square foot minimum lot size). The property is located along the west side of 3000 East and north of 1140 South. Case No. 2013-PP-002.

Wes Jenkins, Development Services Manager, presented a Preliminary Plat for “Royal Pines Phase 4-7” to create a 64 lot subdivision on 20.32 acres. The property is zoned R-1-10 and is located along the west side of 3000 East and north of 1140 South. The applicant is PUB-QP, LLC and represented by Development Solutions.

Staff comments are as follows:
1. This subdivision was originally approved as Firenze Subdivision a number of years ago. The developer has changed the name to match the subdivision to the north.
2. There are two existing overhead power lines. The one to the west will be relocated underground. The one to the east will be located behind the future sidewalk. The road 3000 East will be located to the west because of the existing overhead power line on the east side.
3. Between lots 71, 72, 78 and 79 there is a 20-foot strip of land that will be dedicated to the City. The developer is proposing to install a sewer line and storm drain line through this area.
4. Lots 25-31 and lots 45-51 will be double fronting lots. The developer will be required to provide a 10-foot landscape strip and privacy wall along the east side of these lots. These lots also will be located below 3000 East and will require a retaining wall along the rear of these lots. The developer is proposing to install a rock retaining wall.
EXTENTION OF TIME – ZC-PD-R

Consider a request to extend the zoning designation time to a minimum of two (2) more years on a mixed use PD (Planned Development) project site. The representative is Marvin Blosch of Sunbrook Ranches. Case No. 2012-ZC-E-027.

Originally the ‘Sunbrook Ranches’ site was zoned M-2 and was the “Moore Business Forms” property. Several years ago it was rezoned to PD-R (Planned Development Residential) on the front portion of the property (adjacent to Dixie Drive), PD-C (Planned Development Commercial) in the center (the former industrial building), and PD-R to the rear of the land. The Sunbrook Ranches Master Plan calls for a senior housing and assisted living project with commercial businesses in the center in the interim.
Bob Nicholson, Community Development Coordinator, explained that the zoning code states in section 10-8-5:J that in a PD-Residential zone if a building permit is not obtained within 18 months of the zone approval that the PD-Residential zone expires and the zoning reverts back to the previous zone, which in this case would be M-2.

Staff supports the Master Plan Zoning and the reverting of the land back to M-2 would not be in the City’s best interest.


CONDITIONAL USE PERMIT

Consider a request for a Conditional Use Permit to construct a detached accessory garage that will exceed the allowable area of twenty-five percent (25%) of the rear yard. The subject property is located at 158 E. 400 South. The zoning is RCC (Residential Central City). Mr. Cline Durfey and Mr. Joseph Kolar are the applicants and Mr. Joseph Kolar is the representative. Case No. 2013-CUP-001.

Craig Harvey, Planner I, presented a request for a Conditional Use Permit to construct a detached accessory garage that will exceed the allowable area of 25% of the rear yard. The subject property is located at 158 E 400 S. The zoning is RCC. The applicants are Mr. Cline Durfey and Mr. Joseph Kolar.

The Title 10, Chapter 7B “Modifying Regulations,” Section 10-7B-6(B)(5) reads: “Accessory buildings shall not cover more than twenty-five percent (25%) of the rear yard unless a Conditional Use Permit is granted for a larger building.” This structure will be ± forty-two percent (42%) in area, thus necessitating the purpose of this conditional use permit request.


Staff comments are as follows:
1. The proposed structure will be located in the five feet (5’) east side yard, and two feet (2’) from the rear and west side property lines. These decreased setbacks are permitted under Ord. 10-7B-6(B)(6): “Building Setbacks”
2. The proposed structure may encroach onto City easements on the rear and side property lines. The Joint Utilities Committee will need to review the construction documents prior to the building permit being issued to verify any easements.
3. The applicant is asking for this CUP to build a three car garage. The parcel on which this garage is being built is very small (0.13 acres / 5662 sq. ft.) and narrow (44’ feet wide). The main bay of the garage will be used for parking an RV and the other two spaces are for cars.
4. The garage is 1,116 sq. ft. is area and on this parcel it is oversized, if this garage were located on an 8,000 sq. ft. or greater parcel it would not be oversized.
5. The detached garage will match the proposed home’s exterior finish materials and colors.
6. Staff recommends approval.

The following standards must be met to mitigate the reasonably anticipated detrimental effects if imposed as a condition of approval: (1) The garage will have similar architecture and finish materials as the proposed home. (2) The highest portion of the garage will not exceed 15’ feet in height. (3) The detached garage will be architecturally consistent with the main dwelling and it is within the existing character of the zone.

There was discussion between Mr. Kolar and the Planning Commissioners regarding the dimensions of the project and the RV they intend to store in the garage. It appeared there may be a problem with the dimensions of the garage to have easy access with the RV.

Mr. Kolar explained that they are working on acquiring additional property due to an encroached 3’ area on to the church property next to his property and they are working on acquiring the additional property.

Mr. Kolar’s neighbor on east side explained that he is giving Mr. Kolar the 3’ area they are just waiting on the process to be finalized.

Carol Bracken, the daughter of the applicant, noted that they wanted to upgrade the area. This lot is currently vacant and full of weeds and they feel this is improving the area and contributing to the area.

Mr. Harvey said the house will be 1,245 sq ft.

Commissioner Campbell asked if the buildings surrounding this lot are single story buildings. Mr. Harvey confirmed that they are one story buildings.


ADJOURN MEETING