Planning Commission

Commissioner Reed explained that the General Plan encourages locally owned businesses but there are a number of businesses that are not allowed uses in Ivins. The commercial goals are to encourage and attract business developments that will provide a higher than prevailing wage rates and are environmentally sensitive. Most of the businesses in the commercial area are service oriented with minimum wage basis. There are small groups of commercial designations but he felt that businesses should be encouraged along major arteries and commercial locations for those type of businesses be expanded. The revised definitions were distributed (see attached). The Commissioners reviewed each description and clarified some of the content:
Commercial - Neighborhood: Kevin Rudd explained that Gould/Evans recommended a residential component where a shop owner could live above the business. He suggested that the descripton should include the residential purpose. Commissioner Reed commented that it could be a permitted use in the use table but the description should be consistent. A residential component percentage was included in the Resort Mixed Use Town Center description. The discussion focused on owner occupied versus apartment rental of the top portion. The following comments were made:
1. Allow owner occupied only.
2. Rentals could create additional income for owner to establish the business.
3. There are other uses such as parking, yard use, etc. that are included in a rental component that can create conflict within a small commercial area.
4. It is difficult to regulate and enforce rentals.
5. An apartment could not be sold as a separate unit because it would be a subdivision plat condo and remain under one ownership.
6. Discussed parking issues.
7. Concerned about turning into a multi-housing situation. However that may be resolved through design guidelines.
8. Current Zoning Ordinance does allow for owner occupied.
Commissioner Reed was in favor of having residential components where appropriate in any existing commercial.
Commercial - Community: Commissioner Reed commented that the Commercial areas may need to be expanded in the future to accommodate the Business Park or the Research Park areas if Ivins wants to attract the high tech businesses, green businesses, etc. because it does require space but if it stays with Commercial -Community then the area designated may be sufficient. This could be something to consider during future revisions of the Land Use Map.
Resort Mixed Use - Town Center: Kevin Rudd explained that Gould Evans suggested 25%-50% residential component, 50-75% commercial and non residential with a minimum 25% residential in commercial areas. This would force the developer to mix the residential within the commercial to get a mixed use. He felt this should be mandatory. Commissioner Reed agreed and suggested adding language about distribution of residential and commercial throughout so that there are not two zones but actually a mixed use overlay. He wasn’t in favor of allowing 50% residential for a town center. Medium density to high density may create the clustering and bring the commercial along with it but he didn’t want to create multi housing areas and not have the commercial base next to it.
Resort Mixed Use - Village: This definition refers to a mixed use community, basically a community within a community.
Commercial - Resort: Identified the type of businesses that fall under this zoning.
Commercial Business Park and Research: Two definition descriptions were suggested under one zone because Business Parks and Research businesses are different. The category was changed from Commercial - Professional and Research since professional offices are allowed in any commercial zone.
Business Park: The description refers to a larger employment option or clean industrial development option, not industrial development that would have to be outside. There are times during research that developing requires industrial support such as proto typing, etc. Actual manufacturing or anything else for design uses off site could not occur within this zone. The intent of this zone is a facility primarily serving businesses and supporting customers rather than drawing people from the outside, an example, a coffee shop or retail business that benefits the tenant or tenants. Several examples and conditional uses were discussed.
Dale Coulam explained that a Conditional Use is a permitted use. The conditions imposed are only to mitigate any adverse impact on surrounding properties. Therefore, any general use limitations should be incorporated in the Zoning Ordinance.
Research: This zone does not include light manufacturing producing goods used outside the district.
Commercial - Light Manufacturing: The Commissioners discussed the type of businesses allowed in this zone and whether live-in artist workshop uses should be allowed. Commissioner Reed defined artist workshop as not having employees, and if we are trying to reserve some space for industrial capacity, it should not be owner occupied artist workshop. Kevin Rudd explained that Terry Marten’s has an amendment being submitted under the existing ordinance which is located in light manufacturing under the Land Use Plan. Commissioner Reed was concerned that Terry Marten was not developing in the direction of light industrial. It limits locations for light industrial zoning. Areas can be zoned light industrial but developers don’t have to develop it that way. Light industrial is mostly confined within the building and outside storage is limited.

Chairman Dennis Mehr	AYE
Commissioner Adel Murphy	AYE
Commissioner John Reed	AYE
Commissioner Mike Scott	AYE
Commissioner Cheyne McDonald	ABSENT

Chairman Dennis Mehr	AYE
Commissioner Adel Murphy	AYE
Commissioner John Reed	AYE
Commissioner Mike Scott	AYE
Commissioner Cheyne McDonald	ABSENT