Planning Commission Minutes

Tuesday, March 26,2013



PLANNING COMMISSION
CITY OF ST. GEORGE
WASHINGTON COUNTY, UTAH
March 26, 2013 – 5:00 PM


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

CITY STAFF: Community Development Coordinator Bob Nicholson
Planner II Ray Snyder
Development Services Manager Wes Jenkins
Project Manager Todd Jacobsen
Assistant City Attorney Joseph Farnsworth
Administrative Secretary Cathy Dekker

EXCUSED: Commissioner Kim Campbell
Planner I Craig Harvey

CALL TO ORDER

Chairman Bracken called the meeting to order and led the flag salute.


1. FINAL PLATS

A. Consider approval of a Final Plat for “Royal Pine Estates Phase 3” a four (4) lot single family subdivision. The representative is Mr. Jim Raines, Bush & Gudgell. The property is zoned R-1-12 (Single Family Residential 12,000 square foot minimum lot size) and is located at 2910 East Street and 1190 South Street. Case No. 2013-FP-002.
B. Consider approval of a Final Plat for “Mulberry Estates Phase 1” an eighteen (18) lot single family subdivision. The representative is Mr. Roger Bundy, R & B Surveying. The property is zoned R-1-12 (Single Family Residential 12,000 square foot minimum lot size) and is located on the north side of Crimson Ridge Drive at approximately 2900 East (east of the Silkwood Development). Case No. 2013-FP-008.
C. Consider approval of a Final Plat for “Sun Valley Estates Phase 12” an eleven (11) lot single family 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 size) and is located at 2910 East and 3700 South (south of Phase 11 and east of Phase 10 in the Sun Valley Development). Case No. 2013-FP-007.
D. Consider approval of a roadway dedication Final Plat for “Ledges Parkway.” Located in the Ledges Development on the east side of SR-18 and north of the exit at the round-a-bouts and continues to the Club House. The representative is Mr. Roger Bundy, R & B Surveying. The property is zoned PD-R (Planned Development Residential). Case No. 2013-FP-006.

Todd Jacobson, Project Manager, presented the four Final Plats listed as items 1A through 1D.

Commissioner Read entered the meeting at 5:08 PM.

E. Consider approval of a Final Plat Amendment for “Trebruk Estates Phase 2” to change the minimum flood plain elevation from 2639.5 to 2634 feet in harmony with the revised FIRM maps for the Santa Clara River. Located at Blue Duck Lane and Trebruk Circle. The representative is Mr. Dan Bethers. Case No. 2013-FPA-012.

Wes Jenkins, Development Services Manager, presented the Final Plat Amendment listed as item 1E. The Final Plat indicated a minimum finish floor elevation of 2639.50 for lot 5. This elevation was based on the base flood elevation shown on the FIRM maps. The minimum elevation was to be 2 feet above the base flood elevation. Since this plat was recorded a study had been done on the Santa Clara River and the base flood elevation in this area has been lowered. The applicant is requesting to amend the Final Plat to show a minimum finish floor elevation of 2634.00, which is 2 feet above the current base flood elevation. This should allow the applicant the ability to construct a basement which the applicant is proposing. No other changes have been made to this Final Plat.

Councilman Hughes entered the meeting at 5:15 PM.


2. PRELIMINARY PLAT

A. Consider a Preliminary Plat request for “Shadow Hawk Townhomes” to create fifteen (15) townhomes on 1.40 acres. The owner/developer is Garr & Lyle Development LLC, and the representative is Rosenberg Associates. The property is zoned R3 (Multiple Family). The property is located on Shadow Pointe Drive and Las Hurdes Drive. Case No. 2013-PP-008.

Wes Jenkins, Development Services Coordinator, presented the above Preliminary Plat request.

Per section 10-7C-7.J; developments with 5 or more units shall provide usable recreation or playground areas outside of the front yard area, with a total minimum area of 1,000 square feet for 5 units (200 square feet per each unit) and an additional 200 square feet for each unit over 5. Thus 15 units x 200 = 3,000 square feet minimum required. The average width and length shall not be less than 20 feet. At least 50% shall be in the form of open playground or green space. The applicant proposes a 3,000 square foot (0.07 acres) specific recreational area and the total green area on this project (including recreational area) will be 22,228 square feet (0.51 acres). Each townhome will be a two story three bedroom 1,656 square foot unit.

Staff comments included:
1. Units 6-10 currently are shown with 18 foot driveways. Each of these units will be required to provide 480 square feet of garage to meet the City ordinance for two parking stalls per unit or the driveway lengths will need to be increased to 20 feet instead of 18 feet.
2. The drainage study for Las Hurdes will most likely need to be revised to address off-site drainage from Shadow Pointe Drive.
3. The ordinance requires that one guest parking stall be provided for every 3 units when the density of the development exceeds 6 units per acres. The developer is proposing 6 guest parking stalls which is one more than the required 5 per the ordinance.
4. City staff is recommending that the 3 guest parking stalls along Las Hurdes Drive be increased two feet (from 16 feet to 18 feet) to allow more room for any vehicle parking in these stalls. This increase in length should eliminate any vehicle from hanging over the existing sidewalk.


B. Consider a Preliminary Plat request for “Desert Plateau” to create one hundred and eight (108) single family residential lots on 39.98 acres. The applicant is Development Solutions LLC / Desert Canyons Development and the representative is Mr. Curt Gordon. The property is zoned PD-R (Planned Development Residential). The property is located south of the Southern Parkway and southwesterly of Desert Canyons Parkway. Case No. 2013-PP-009.

Wes Jenkins, Development Services Coordinator, presented the Preliminary Plat request listed above.

Staff comments included:
1. There is a planned 10 foot wide multi-use trail along the west side of lots 35, 78 and 79. Originally the Trail Master Plan showed this trail along the south and east sides of the roadway labeled South Road. However, after a meeting with the developer and the Parks Department it was decided that the trail should be installed along the west side of Deserts Edge Drive.
2. An area equal to 15% of the platted area of each phase of Deserts Plateau will be dedicated with each Final Plat. This is part of the development agreement for this project.

Commissioner Taylor asked what the City Council’s position is on Vision Dixie. This subdivision appears to be in conflict with Vision Dixie. Mr. Nicholson replied that one of the Vision Dixie principles is to encourage compact growth and not allow sprawl. He also stated that the City does not subsidize sprawl because a developer must pay the cost for extending utilities to his property. At Desert Plateau, the developers must pay for the cost of extending utilities, except in this case, some utilities have already been extended to the new airport.

Mr. Jenkins commented that sewer and water are already there and the developer will not have to extend those utilities very far.


3. REDUCED SETBACKS

A. Consider the reduction of the required side yard setback of ten feet (10’) located along the east property line to approximately one foot four inches (1’-4”) to accommodate a utility building addition. The property is located at approximately 902 North Dixie Downs Drive. The property is zoned C-3 (General Commercial). Century Link is the applicant and Mr. Mark Peterson is the representative. Case No. 2013-RS-001.

Ray Snyder, Planner II, presented a request to consider the reduction of the required 10 foot side yard setback located along the east property line to approximately 1’ 4” to accommodate a building addition.

Century Link is proposing to add a 1,046 square foot building addition to the north side of their existing telecommunications equipment building. The City has a 10 foot setback requirement on the north, south and east property lines. The east wall of the existing building (located at the rear of the property) is approximately 1 foot 4 inches from the east property line. The applicant is proposing that the new addition align with the existing east wall that sits within the 10 foot setback area.

The building needs to line up so that the telecommunication equipment line-ups will connect north to south. According to the applicant it would be a costly hardship to move and/or relocate equipment to a different location. Access to this location is off of Dixie Drive. There is ample parking on site for intermittent service work by Century Link. It is proposed to install a 15 foot wide landscape area per code with street trees.

Staff supports the request of the reduced setback. A reduced setback is only acted upon by the Planning Commission (no City Council action is required). The following are suggested conditions:
1. A reduced setback of approximately 1 foot 4 inches is approved on the east property line.
2. A JUC letter in support shall be provided to staff.

Commissioner Wilkinson commented that she would like to see more landscaping in that area. The applicant, Robert Crimmon with Century Link, stated that he will propose more landscaping to the property manager.

Attorney Farnsworth noted that tonight’s proposal is to determine if the setbacks are necessary. If they are determined to be unnecessary, they can waive the setback requirements. They will still need to comply with the landscape requirements.

Commissioner Fisher is concerned how close the buildings are together and if it would make it difficult to the property owner to use the property the way they want to.

Mark Peterson, Project Manager for MHTN Architects and representative for Century Link, arrived at 5:39 PM. Mr. Peterson was asked about the proposed landscaping, fence and gravel. They were only planning a drive coming in from the south corner and they would not extend the fence all the way to the street, it would end at the property line. One of their concerns is not being able to back up vehicles and have access to their equipment. That is why they want it laid out in the manner it is. Property lines, easements and access to equipment were discussed.

Mr. Peterson addressed the Planning Commission regarding the required landscaping on the north side. They want to expand in that direction and need to have access there, so there would be no room for landscaping. However, they would be willing to add more landscaping to the front before the access strip starts.

Commissioner Read asked if they will be installing a curb to keep Wendy’s landscape on their side so it doesn’t come over to their pavement on the north side. Then once they are past the access they will finish some landscaping there to extend into the front. Then fencing will go to Wendy’s border and up Wendy’s border. Then north to the property line of Jimmy John’s with chain link fence and then east across the back. Mr. Peterson was in agreement with that idea.








B. Consider the reduction of the required rear yard setback of ten feet (10’) located along the west property line to a zero foot (0’) setback to accommodate a commercial building addition. The property is located at 1021 N 1100 W Street. The northerly portion of the property is zoned C-3 (General Commercial) and requires Planning Commission permission to reduce the setback to match the southerly building portion that is zoned M-1 (Industrial) that permits a zero foot (0’) setback. The applicant is “Steve’s Automotive” and Mr. Steve Nielson is the representative. Case No. 2013-RS-002.

Ray Snyder, Planner II, presented a request to consider the reduction of the required 10 foot rear yard setback located along the west property line to a zero foot setback to accommodate a building addition.

Steve’s Automotive is an auto restoration and auto repair business. For aesthetics and security reasons the applicant desires to construct a building addition on the north side of the existing building which would extend to the west property line and match the existing building.

The property is zoned M-1 and C-3. The portion of this property which is zoned C-3 requires different setbacks from the M-1 portion. The applicant has provided a request (for the City Manager per Section 10-25-3.A and 10-16-3) to not install landscaping in front. Staff supports the request of the reduced setback. A reduced setback is only acted upon by the Planning Commission (no City Council action is required). The following are suggested conditions:
1. A reduced setback of zero feet is approved on the west property line.
2. A JUC letter in support shall be provided to staff.

Commissioner Fisher asked what the distance is between the two buildings. The applicant estimated it is between ten and twelve feet. This area is owned by the adjacent property owner.

Commissioner Taylor asked if they have considered changing the zone. Mr. Snyder replied that they looked into that, however, it is more expensive and requires more time and it accomplishes the same results. Commissioner Taylor commented that it may be an issue if they decide to sell the property. The applicant replied that he may consider the zone change if they consider selling the property.


4. CONDITIONAL USE PERMIT

Consider a request for a one year time extension for an amended Conditional Use Permit (CUP) to allow for additional pole height of up to 90 feet for power line transmission poles in the vicinity of 3050 East Street and running in an east-west direction generally behind the Wal-Mart, Home Depot, Albertsons and Big Lots stores. The applicant is Rocky Mountain Power. Case No. 2012-CUP-002.

Ray Snyder, Planner II, explained that this Conditional Use Permit was originally approved by the City Council on May 3, 2012. Due to the Section 10-17-11, which covers time limitations of CUPs, the permit expires after one year.

The request is to approve an amendment to the “Master Plan for Electrical Transmission System” for the City of St. George to allow for electric transmission line pole height of up to 90 feet rather than 70 feet as was approved in the System Master Plan approved in October 2006.

This property is generally located on both sides of 3050 East Street and to the rear of the Wal-Mart, Home Depot, Albertsons, and Big Lot stores. The existing power line transmission easement generally runs along the Washington City and St. George city boundary line with most of this particular section within Washington City but extending into St. George city limits.

The “Master Plan for Electrical Transmission System” shows the location of existing substations and transmission lines and proposed substations and new transmission lines within the incorporated city limits. The city-wide Master Plan was approved in 2006 by both the Planning Commission and City Council. At that time the height of transmission poles was limited to 70 feet among other conditions of approval, such as the color of the poles which is to be determined by the City Council. Rocky Mountain Power Company now seeks approval for pole heights up to 90 feet high in order to place two existing lines on a new 138kv line. Courtesy notification letters have been sent to property owners within 300 feet of the transmission line poles as per City policy.

Representative, Mark Cox of Rocky Mountain Power, explained in more detail why the 90 foot pole height is needed rather than 70 foot height as was approved in the original system wide plan. Construction is expected to begin in October after the summer heat.

Attorney Farnsworth reminded the Planning Commission that in order for the Conditional Use Permit to be approved they need to find that one of two conditions exists, either (1) that the applicant has made substantial work towards accomplishing the project or (2) that it has been impossible to diligently pursue the completion of the project through no fault of their own.


5. MINUTES

Consider approval of the Planning Commission minutes for January 22, 2013 and February 12, 2013.



ADJOURN MEETING