The Commissioners reviewed the proposed Resort Mixed Use (RMU) definition that was submitted at the previous meeting (a copy is available at Ivins City offices)
Commissioner Anderson asked about the definition limiting the recreational opportunities to indoor and questioned the terminology use of "single-family residential." He suggested changing it from "single-family" to "residential." It should match whatever is adjacent to the property.
After some comments about recreational opportunities, the text was changed to read: "indoor/outdoor recreational opportunities."
Chair Murphy indicated that "residential" could mean multi-family residential. The Commissioners were stating single-family because they don’t want condo buildings next to single-family.
Dale Coulam commented that it states, "single-family residential shall be required along any of the property’s borders that adjoin existing single-family residences or land zoned for single-family."
Commissioner Anderson agreed but from his perspective it has to match whatever type of residential is adjacent to the property whether it is single-family, mixed use, townhomes, condos etc. or whatever it is zoned for.
Chair Murphy explained that they were trying to protect single family residential by requiring single family next to single family. If it is next to some other type of residential, we don’t care.
Commissioner Anderson explained that there may be townhomes or duplexes, etc., and they should give them the same respect as single-family homes. The commercial developer has to build whatever residential it is adjacent to and then soften it to the commercial. It protects whoever is around the commercial property.
Kevin Rudd stated that the Commissioners were trying to turn a definition into regulating guidelines for mixed use. An entire chapter needs to be created to define the regulations. The chapter could be similar to the design guidelines for multi-family. The definition needs to be a simple definition.
Chair Murphy suggested using the first paragraph of the definition to state the intentions of RMU zone for the first part of a chapter, and the other paragraphs in the proposed definition can define the regulations.
Kevin Rudd suggested that within the Table of Uses refer to a chapter for the regulations for RMU zone.
The consensus was that there should be a separate chapter for RMU zone.
The discussion on the definition was tabled. The Commissioners reviewed the Table of Uses for the RMU zone and indicated the uses that would be included (copies available at the Ivins City offices).
There was some discussion about the definition of a "Recycling Collection Center" and whether the definition referred to "binnies." The consensus was to allow recycling binnies in the RMU zone but create a separate definition for binnies in the use chart and redefine the existing recycling definition for large collection recycling. It was mentioned that binnies could be allowed in all zones. Commissioner Loris will get additional information on recycling, and the Commissioners will work on changing the definitions after they receive further information.
The Commissioners reviewed and discussed the definition for Commercial - Professional and Research zone. The proposed definition was read: "This district is intended to provide office space for professional occupations including but not limited to medical, dental, legal, accounting services as well as laboratory and research and development uses. Retail and service commercial uses are permitted as a minor secondary use primarily serving building tenants and clients."
Kevin Rudd explained that this land use designation is located on the south side of Highway 91 which is the Pendlton’s and Graf properties. The current zoning is Residential Agricultural District. Currently, the only zoning the owners could get is Professional and Research zoning unless the Land Use Plan was amended.
Chair Murphy understood from previous discussions that the vision was a campus type with a research park, offices, restaurants, and businesses that the professionals could use. These types of businesses could be done in the commercial zone. But this use was based on a previous study. They wanted a zone for this particular use.
Commissioner Anderson had concerns about taking a piece of property and saying this is all the City wants on this property. The property owners will end up going through an amendment and a zone change. The property will never get used as designated by the Land Use Plan.
Chair Murphy stated that might happen that way but the Commission is charged to define the zone and come up with the uses. The vision for this zoning was to create some green businesses and to get professional businesses to come into the City.
Commissioner Anderson indicated that the mixed use zone is the perfect place for all these types of businesses since it creates a walking environment, etc. Why remove the professional people that go to lunch, etc. away from the mixed use area. We are defining a large piece of property and stating a specific use type. We want it to grow but we have made it more complicated by putting it on the Land Use Plan and limiting the use. He was okay with moving ahead with it but wanted to express his thoughts.
Chair Murphy did not think it limited the use because it allows broad uses and ancillary uses. It’s similar to a college campus park area.
Commissioner Benson envisioned a complex similar to Tonaquint Center where there are restaurants, a hair college, etc. It attracts low impact businesses. However, that could be said about any Land Use Plan.
Dale Coulam explained that one of the reasons may have been to say that "yes" in the other zones professional type uses could be used. But if it was not designated on the Land Use Map as a goal of Ivins then that land could be taken up by other commercial uses. The City may never attract the professional type use that was envisioned. As per previous discussions, it was put on the Land Use Map to create a zone and try to encourage those types of businesses to Ivins. If it was just designated commercial, it would be the run of the mill businesses and may never see this type of use. A recommendation from the Commission can be made to change the Land Use Plan and eliminate the designation but it is contrary to his understanding of the Council’s vision. There is the possibility that a developer could come in and request a land use amendment and zone change.
Commissioner Anderson expressed that there are too many types of commercial uses for this small community. He felt the City needs any type of commercial.
The Commissioners accepted the definition as written and continued the review of the Tables of Uses for Commercial - Professional and Research (copies of the uses are available at Ivins City offices).
After reviewing the uses, the question came up about when does research businesses turn into a production business.
Kevin Rudd was concerned about defining to a property owner exactly what the City means by research and professional businesses. At present, he did not feel he could define the specific uses.
Commissioner Loris commented that research can be medical, stem cell, bio metrics, civil engineering field, etc.
Chair Murphy stated that it’s professional and research such as a campus of law offices, accountants, tax officials, etc.
The Commissioners will work on defining these types of businesses and will be include them in another chapter.
The Commissioners revisited the proposed Resort Mixed Use (RMU) definition and decided to use the first sentence as the definition for RMU. It was revised to read: "The district is intended to assure a mix of pedestrian sensitive and neighboring property sensitive uses such as commercial, governmental, and community service uses as well as hotels, offices, restaurants, artistic outlets, and indoor/outdoor recreational opportunities and includes a mandatory residential component."
Commissioner Anderson suggested that within the specifications the verbiage "footprint" should be changed to "area."
The specifications for Resort Mixed Use and Professional and Research zones will be located in Chapter 17 of the Zoning Ordinance. On the Table of Use chart, Chapter 17 will be used as a reference to obtain additional guidelines.
The Commissioners did have some concerns about having a public hearing and not having the guidelines completed in Chapter 17.
Chair Murphy indicated that there should be some guidelines in Chapter 17 before the public hearing, and they can continue to build upon the guidelines.
Commissioner Benson stated that the last three paragraphs of the proposed definition are some guidelines established that should be included in Chapter 17.
The Commissioners will work on some additional guidelines for RMU and Professional and Research at the next meeting.
Chair Murphy commented that under Professional and Research zone in Chapter 17, the Commissioners need to have some verbiage that the ancillary uses cannot be included until the main professional or research uses are established.