The meeting was called to order at
05:30 p.m. All present included
Chairperson Adel Murphy,
Commissioner Lance Anderson,
Commissioner Jeffrey Loris,
Commissioner Bryan Pack,
and Commissioner Mike Scott.
Kevin Rudd stated the original Discovery Subdivision will need to be amended to vacate lots 48, 49 and 50 prior to Discovery Phase 2 being recorded.
Chairperson Murphy opened the Public Hearing. There being no comments, Chairperson Murphy closed the Public Hearing.
MOTION: Commissioner Mike Scott moved to recommend vacating lots 48, 49 and 50 of the original Discovery Subdivision
SECOND: Commissioner Jeffrey Loris
VOTE: The motion carried unanimously.
| Chairperson Adel Murphy |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Jeffrey Loris |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
AYE |
Kevin Rudd indicated this subdivision has been reduced from twelve (12) lots to ten (10) lots because of soils conditions on the southern end of the property. The total size of the plan is 4.02 acres and the zoning is R-1-5 Single Family Residential District, minimum lot size 5,000 sq. ft. The TRC (Technical Review Committee) reviewed the Concept Plan and all of the lots are over 9,000 square feet which is almost double the allowed 5,000 square feet. The unique features of this project are that it's a narrow width, originally created for a future strip mall and restricted access along 200 East. A private drive along the rear boundary would be required along with a two foot (2') buffer strip against a masonry wall. Front yards will be required to be landscaped prior to occupancy. A ten foot (10') path will also be required along 200 East per the Trails Master Plan. The homes will front and face 200 East with vehicle access and garages in the rear of the homes. Emergency vehicle access will be from 200 East. Commissioner Pack inquired if there were any concerns with cars being able to turn around in the cul-de-sac. Kevin Rudd stated Public Safety does not have any concerns. Commissioner Pack referred to lot number 210 which is the larger lot that is affected by soils issues and inquired what landscaping and wall would be required for that larger lot. Kevin Rudd clarified that there will be a ten foot (10') landscape buffer and colored block wall on two sides of the property and across the front of the property there will be a block wall across a certain distance to create a fenced area. Commissioner Anderson was concerned with the front yards of the properties not being fenced since they face the busy street of 200 East. Kevin Rudd indicated the subdivision ordinance doesn't require that. Chairperson Murphy opened the Public Hearing. Brent Baxter resides at 161 East 625 South Circle. He referred to larger lot number 210 and inquired if that would be a single family dwelling and the type of landscape would be required. Kevin Rudd stated the intent is to fence the south side of the property along 800 South as well as across the front of the property. There will also be a landscape buffer requirement referenced previously. David Preston resides at 120 East 710 South and indicated he likes the plan compared to what could have been built there. He inquired how trash would be picked up in that cul-de-sac. Kevin Rudd stated the garbage truck will be able to pick it up in the cul-de-sac. This cul-de-sac is similar in size to the adjacent subdivision. Donald Hall resides at 233 East Elfin Cove Circle and inquired if there will be curb and a sidewalk on 200 East. He also referred to the homes having backyards and thinks a high fence would be a good idea. Kevin Rudd indicated there would be curb and sidewalk on 200 East, as well as a walking path. Paul Gierasch resides at 222 East 650 South in Elfin Cove. He stated what's proposed is the best use that could be expected given the limitations and he is in support of it. Kathleen Preston resides at 120 East 710 South and inquired on behalf of an elderly resident in the audience. The question was if the homes would have access to the walking path on 200 East from the front of the homes. Kevin Rudd indicated they would have walking access out their front door to the sidewalk and pathway. There being no further comments, Chairperson Murphy closed the Public Hearing.
Commissioner Anderson inquired if the City can require a block wall on lot 210. Kevin Rudd stated it would be appropriate to have a finished look across there. Commissioner Loris suggested a buffer landscaping wall go along 200 East on Lot 210 that was within eighty feet (80') of the end of lot line 209. The Planning Commission members agreed. Commissioner Scott inquired if the motion should require adding verbiage for the maintenance of the private drive by the (HOA) Home Owners Association. Kevin Rudd clarified that the owner has already submitted the HOA agreement which takes care of that maintenance. Chairperson Murphy noted that in the Commissioners previous discussions, the two foot (2') buffer from the existing Discovery Subdivision wall would be rock. Commissioner Loris noted that a six foot (6') fence is standard for a side and rear yard but for the front yard is it limited to thirty-six inches (36"). Kevin Rudd stated the requirements would be forty-two inches (42") for the wall. The front yard is creating a landscape buffer for the City. If there is fencing across the front, it would need to be consistent and depends on how far back the fencing is placed. On lot 210 across the side and front, that would need to be consistent. Part of the lot will be six feet (6') and any additional fencing will be determined on how far back during construction.
MOTION: Commissioner Mike Scott moved to recommend approval of a Preliminary Plan for Discovery Subdivision Phase 2 with a requirement that a buffer landscaping wall go along 200 East on Lot 210 to within eighty feet (80') of the end of lot line 209
SECOND: Commissioner Jeffrey Loris
VOTE: The motion carried unanimously.
| Chairperson Adel Murphy |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Jeffrey Loris |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
AYE |
Kevin Rudd reported that Terry Marten paid for the application, the City Engineer prepared the maps and Terry Marten allowed the City to add some other amendments. The written text proposes realignment of 600 West at 400 South, 600 West and Highway 91, downgrade Kwavasa Drive (600 West) from minor arterial to rural major collector, and revise the Trails Master Plan to add some trails and remove other trails (copy of the written text available at Ivins City offices). There are two (2) cross section figures being proposed referring to the road alignment and the types of roads. The applicant requested that the designation of Kwavasa Drive (600 West) road profiles be added to the Transportation Master Plan (copy available at Ivins City offices).
On the current Trails Master Plan there was a trail proposed at Park Avenue and along the Veterans Administration Nursing Facility. Since there will be a sidewalk, there is no need for a ten foot (10') path in that area. Also a trail is proposed off of 600 West where it drops down into Kayenta Hell Hole Wash. When the TRC reviewed the recommendation to remove that trail, they saw no reason to remove the trail and suggested leaving it on the master plan until development occurs.
The proposal is to change the Transportation Master Plan configuration of 600 West to Highway 91 because it cuts off a small piece of property which makes that portion unable to be developed. Also, there is a major waterline called the Gunlock waterline that comes down Highway 91 and across 400 South and up 600 West. It makes sense to leave the big water line in the roadway. However, there is a section that would require an easement. The City Engineer, Director of Public Works and TRC reviewed the amendment and agrees it makes sense to amend the cross section. At Kwavasa and 600 West the proposed change is about changing the cross section for future development and the designation of the type of road from a Minor Collector to a Major Collector. The TRC and Staff is supportive of that change.
The applicant proposes removing two (2) roads from the Transportation Master Plan. As the TRC looked at the General Plan, it shows a major pod of possible High Density Residential. Even though Kayenta doesn't traditionally go with the highest density but tend to go with lower density, the TRC felt that's why we need the connecting road. When we look at the Land Use Plan, if it was built to the fullest densities, the Land Use Plan would allow it and the two (2) roads might be necessary. TRC recommends that the roads remain and wait to see what happens with development before removing them from the Transportation Master Plan. Terry Marten may not want to build apartments and four plexes but another property owner could come in with a higher density and if we do not have those roads there we could regret it.
Item #I: The applicant is proposing to remove the connecting road at approximately Center Street and 750 West. Public Safety stated there is a need for a connection for the surrounding properties. The TRC recommends that the connection remain.
Item #J: The applicant asked that a segment of 450 North Street from 400 West to Kwavasa Drive (600 W) be removed. The TRC recommends leaving it on the map. The designation might be able to be changed to a small residential road but should not be removed from the map.
Revise Cross Section 12: Proposed Cross Section 12A Major Collector and 12B Minor Arterial (copy obtained at Ivins City offices). Commissioner Anderson 12A is a Major Collector for a Rural Zone which is different from other Major Collectors in the City. 12A may be adequate to build out, but Cross Section 12B allows the road to change if there is too much congestion. The traffic study shows there may be a need for the road to be a Minor Arterial. Both cross sections allow for a bike lane on both sides of the road. The drainage stays the same and everything fits inside the drainage. No landscaping or trails will need to change in the future. It just changes from drainage inward. The justification is that it can become a minor arterial if needed in the future without making major changes to the road.
Kevin Rudd showed an aerial view of the current alignment and proposed alignment of 400 West and 600 West.
Chairperson Murphy opened the Public Hearing.
Ken Miller owns the property at the corner of 600 W and 400 S and is generally in favor of the amendment because he was losing property as well. He inquired about the text and asked if that would be incorporated into the Transportation Master Plan. It refers to the potential roundabout dimensions. Is the roundabout 185 foot in diameter and does it include landscaping as well as the road and outside the inscribed circle? Lance Anderson commented that Center Street is a 160' roundabout and Split Rock's is 200 feet. He understood that it's the outer edge of the pavement but it's better to talk with the City Engineer Chuck Gillette. Ken Miller stated it would be his only concern and it comes down to what the traffic drives. Lance Anderson advised that there are two (2) major collectors coming together as per the traffic study. Ken Miller referred to the two (2) cross sections for the Major Collector and the Minor Arterial and noted that one has twenty-two feet (22') outside of the seventy foot (70') right-of-way and the other one has nineteen feet (19'). Lance Anderson stated it's the same right-of-ways but there is a mistake on the map. Chuck Gillette needs to review the map. Bill Papanikolas lives at 660 West Center and owns property at 600 and 750 West Center. Several of these proposals impact his property. He would like to see 750 West Street removed from the Transportation Master Plan because he doesn't want it through his property. He would rather figure it out when it is developed. He doesn't see it necessary with all the access from Center Street and 600 West coming around. He asked that they consider removing it from the Master Plan. In regards to the roadway going up 600 West, he liked the conceptual plan that's being submitted. He doesn't care how it is built out but going from the Highway 91 up to Kayenta he couldn't see the need for a four (4) lane highway. If we do the math on the existing and projected housing, a two (2) lane road would be adequate. It's better to have smaller streets which require less cost to build, less maintenance and less right-of-way from the owners. He likes the roadway in the middle and the bike lane but we don't need a bike lane on both side. If a bike lane has to go to squeeze the right-of-way, it would make sense. Conceptually, it looks great and he likes what Kayenta has done up above on 400 S with a divide road. He asked the Commission to look at it closely so that land owners don't have to give up less right-of-way and still nice side yards, etc. Also, in regards to the master plan, going north of Center Street we've talked about one story houses. The minimum height is twenty-five feet (25') which allows for a bonus room but realistically it is a two story house. He asked the Commission and Council to consider defining more clearly so that only one level houses would be built north of Center Street and possibility south of Center Street. Terry Marten referred to Sage Way road and advised they are okay with the City's recommendations on most of the application with the exception of 750 West road that loops and drops into Kwavasa Drive. Kayenta is trying to limit the number of accesses for security purposes. We have a Kayenta Parkway access, Taviawk Drive access and a Kwavasa access and creating one more. If there are four (4) accesses we can create some level of security without being a gated community. He is not a proponent of gated communities and haven't considered it but by being able to put cameras on different entrances it creates a since of security. This loop would allow getting around the cameras and that is his concern. Based upon developing, he's not sure the road is necessary. He's okay with the 450 North. He supports the cross sections even though it takes a little more land to accomplish but the major collector gives a little more landscape buffers. Communities are more successful for marketing with wider corridors and being well landscaped tends to prevent crime and makes a beautiful community. Kayenta is giving up a major portion of the width to accomplish the cross sections. There being no other comments, Chairperson Murphy closed the Public Hearing.
Chairperson Murphy referenced Item #I and read the TRC's recommendation that 750 West remain on the Transportation Master Plan because of the need for connectivity. Kevin Rudd stated it is based on Public Safety's comments that it is necessary at this point. There are two ten (10) acre parcels. One ten (10) acre parcel at the end of Center Street (Item #I) is kind of landlocked. The only access to a public road is 600 West onto Center Street. Public Safety at this point recommends connectivity. Commissioner Scott asked if their issue is that they don't want just one point of ingress and egress but two (2) or three (3)? Kevin Rudd stated that Public Safety feels two (2) is always better than one (1), and they want as many accesses as possible. If we delete if from the plan at this point, it is gone. Commissioner Pack asked how soon should we make that decision. It appears we have time to let things play out in that area and we don't have to make a decision immediately on that issue. Kevin Rudd explained if an applicant comes in with a plan for that area, it would require them to make a connection to Center Street. Lance Anderson explained that he had talked with the land owners in those areas, and the zoning is RE-12.5 (Residential Estates, min 12,500 sq ft lots) which means it is making a connection for potentially ten (10) homes and including the residential home that's being built. Also, there is a farm house on the property. Terry Marten's concern is access, and there is more value in a cul-de-sac lot rather than through streets. Louis Carnesales sent in an email stating that he wants Center Street to stay because it is access to his front yard. However, he wants the north and south streets to be removed. Also, Bill Papanikolas would like the road removed. We are asking that the road be removed because we are planning all the time. The sewer line is being installed which could indicate future development but we don't know the time frame. If it is not removed at this time, it would cost another $1,000 application fee to ask the road to be removed. We already have a Preliminary Plan that has three (3) accesses which is more than most developers have in their subdivision. Where else in the City do we require a collector road to be identified? The only two (2) places are in the lava fields, and those are big areas that could become landlocked. He also gave an explanation on why they are asking to remove the extension of Sage Way (Item #G) and 450 North Street (Item #J). There was a discussion on the size of the right-of-ways for those roads and the traffic studies. Commissioner Loris commented that Kayenta will not grow as much as downtown Ivins. Even though it is zoned RE-12.5 there is the potential for a zone change or density change. The Land Use Map states what the City wants but that does not always stay the same. Lance Anderson felt it would help keep the growth down if the road was removed. Commissioner Loris and Lance Anderson had a lengthy discussion on the size of the roads and the type of roads. Commissioner Pack asked Kevin Rudd if anything of these comments have changed his opinion since the TRC discussion? Kevin Rudd felt he could not speak for Public Safety and the City Engineer. As far as 450 North (Item #J) it could be downgraded to a lesser road designation. The TRC may consider down grading it but not removing it from the Transportation Master Plan.
Chairperson Murphy stated that TRC recommends approval of A, B, C, D and F and indicates they are not an issue. The TRC does not want to remove the trail (Item #E). Lance Anderson was okay with that change. The other items are G, H, I & J. Chairperson Murphy felt they should have more input from Public Safety and Engineering these items. Kevin Rudd suggested they table this item and ask for further comments from the TRC. Lance Anderson was not present when the TRC did the review. He will put the discussion on the next TRC meeting to receive any additional comments.
The Commissioners agreed.
Kevin Rudd commented on Bill Papanikolas's question regarding single level homes. That is a zoning issue, and it would be an amendment to the Zoning Ordinance to clarify the twenty-five foot (25') height restriction for a single story. At present, it is anything that can be built within the twenty-five feet (25') and not limited to a single story.
MOTION: Commissioner Lance Anderson moved to table this agenda item until the Planning Commission receives further clarification from the TRC (Technical Review Committee) and that the applicant will get with the TRC and get further clarification.
SECOND: Commissioner Jeffrey Loris
VOTE: The motion carried unanimously.
| Chairperson Adel Murphy |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Jeffrey Loris |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
AYE |
Chairperson Murphy stated that the Planning Commission tabled this agenda item during the previous meeting until there was a full Planning Commission present. Kevin Rudd explained that there are three (3) zones to choose from to recommend to the City Council. The applicant requested R-1-7.5 (Single Family Residential, minimum 7,500 sq. ft lots). The other zones are R-1-10 (Single Family Residential, minimum 10,000 sq ft lots) and RE-12.5 (Residential Estates, minimum 12,500 sq ft lots). Commissioner Scott inquired about the lot density in Amber Estates. Chairperson Murphy stated the zoning for Amber Estate's zoning is RE-15 (Residential Estates, min. 15,000 sq ft lots). Kevin Rudd indicated those lots are approximately 5,000 to 6,000 square feet. The homes do not sit on lots, they are on building pads and the developers received a 60% density bonus because of the open space that was provided. Commissioner Scott noted that south of this parcel; there are single family homes on large lots. Kevin Rudd clarified that they are one (1) acre agriculture lots or larger. Chairperson Murphy stated that in the previous Planning Commission meeting the Commissioners were leaning towards an RE-12.5 zone. The issue was that the surrounding parcels were zoned larger even though Amber Estates has the clustering with smaller lots. The applicant has requested a Zone Change to R-1-7.5 but indicated that at the last Planning Commission meeting that applicant Ken Miller was amenable to R-1-10. Ken Miller indicated after further consideration, he would be amenable to RE-12.5.
MOTION: Commissioner Lance Anderson moved to recommend approval on a Zone Change from RA-1 (Residential Agricultural District minimum lot size 1 acre) to RE-12.5 (Single Family Residential minimal lot size 12,500 sq. ft.) located between 600 West and 400 West on 400 South. Development Solutions, applicant and Kendall Miller, owner
SECOND: Commissioner Jeffrey Loris
VOTE: The motion carried unanimously.
| Chairperson Adel Murphy |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Jeffrey Loris |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
AYE |
Chairperson Murphy stated this item is tabled. The applicant is going to discuss this further with the Public Safety Department.
MOTION: Commissioner Bryan Pack moved to table considering approval of a Class IV Amended Conditional Use on a proposed expansion to the Adobe Ice Box until the applicant has a chance to meet with Public Safety and go over the issues.
SECOND: Commissioner Mike Scott
VOTE: The motion carried unanimously.
| Chairperson Adel Murphy |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Jeffrey Loris |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
AYE |
Kevin Rudd reported that Taviawk IX Phase H consists of two (2) lots. The Technical Review Committee (TRC) reviewed the plan and found it to be consistent with the approved Preliminary and recommends approval.
MOTION: Commissioner Mike Scott moved to approve a Final Plat for Taviawk Phase IX-H located at the corner of Wiscasa Way and Talasi Way, approximately 773 W. 998 N. Kayenta Development, LLC, owner and Lance Anderson, applicant
SECOND: Commissioner Jeffrey Loris
VOTE: The motion carried.
| Chairperson Adel Murphy |
AYE |
| Commissioner Jeffrey Loris |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
AYE |
| Commissioner Lance Anderson |
ABSTAIN |
Kevin Rudd reported that Taviawk XI Phase F consists of two (2) lots. The TRC has reviewed the plan and recommends approval. Commissioner Loris commented that every line on the Final Plat is labeled except the line by the arch at the intersection. Commissioner Anderson stated that he would get with the engineer and correct that on the Mylar.
MOTION: Commissioner Jeffrey Loris moved to approve a Final Plat for Taviawk Phase XI-F located at Morningstar Way at approximately 540 W. 860 N. Kayenta Development, LLC, owner and Lance Anderson, applicant with the stipulation that the one line gets labeled.
SECOND: Commissioner Mike Scott
VOTE: The motion carried.
| Chairperson Adel Murphy |
AYE |
| Commissioner Jeffrey Loris |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
AYE |
| Commissioner Lance Anderson |
ABSTAIN |
Chairperson Murphy asked Commissioner Loris to report on any information or research he found. Commissioner Loris commented on the corridor along Center Street and the issues that might arise regarding commercial development. The Commissioners previously talked about moving the buildings away from the street to keep the views and landscape available. If we take the angle from Center Street to top of Red Mountain, it's a fifteen (15) degree angle. We talked about five foot (5') elevations step on the street. If you are a pedestrian, five feet (5') is the average height for the eye. So, he took five feet up, 15 degree angle back with the maximum height of thirty feet (35') from the back of the sidewalk which is 105'. As he reviewed the different parcels that might be developed along that corridor, all the ownerships located there now have 105' stipulated in the county records for a parking lot in front of the landscaping to make sure the building sets back off the street. The existing clinic on the south side of the road is only twenty-five (25') off the road. The building is in our faces. The church is sixty-five feet (65') off the street and not as tall but has a steeple. Standing in front of the Vista School there is 120' to the building and the majority of the Red Mountain can be seen. It's an exceptional design, it has the stone, and it's everything we are looking for in our design specifications in Chapter 19. Even by the The Red Mountain Spa on the northeast corner, it still has at least 90'-100' of corridor that they can allow for viewable screening before getting to the building. On the south side the terrain/topography is nearly flat so if stipulate to the north side to whatever that requirement is for the south side and should align up about the same way. Even though it will block the majority of the Anasazi and south Black Rock area it will still have the buffer between the streets. Commissioner Anderson felt that it is driven by the Transportation Plan and not zoning. It's driven by the classification of the street and it really doesn't matter if it's commercial or residential, because we want to maintain that same angle on the classification of the Transportation Plan. That Transportation Plan is driving the view shed. Commissioner Loris looked at that as well. If it's twenty-five feet (25') even if there's a parapet wall it can be backed off the main corridor. We are looking at half or even less than that around 55'-75' depending on the height of the building. Chairperson Murphy asked if he had taken a look at Tuacahn Drive. Commissioner Loris commented that the angle increases quite a bit. It would be closer to 55'-75' toward the sensitive lands area. Commissioner Anderson indicated that the angle is kind of a misnomer. When we go around to Tuacahn that angle is a steeper angle. There are still ledges to deal with and we still want the setback so that it's part of the mountain instead of out in front. Commissioner Loris stated there is an alluvial fall from the sandstone to the road. Kevin Rudd indicated that he felt they were heading in the right direction along the view corridors. The General Plan refers to preserving views. Zoning is where the rules are implemented. To preserve the views we need to create distances and angles. It makes it easier to visualize. Commissioner Loris will draft some diagrams. Commissioner Anderson commented that we don't want to get stuck on the fifteen (15) degrees because it is relative to what is behind the building. We still want the building tucked back in but yet find a good way to enforce it. Commissioner Loris will work on Tuacahn Drive and Center Street diagrams.
Commissioner Loris under Item B we talked about the angle; strike "relatively the same" because they are not the same.
MOTION: Commissioner Bryan Pack moved to approve the Ivins City Planning Commission minutes for November 19, 2013 subject to Commissioner Loris' change.
SECOND: Commissioner Jeffrey Loris
VOTE: The motion carried unanimously.
| Chairperson Adel Murphy |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Jeffrey Loris |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
AYE |
Commissioner Loris commented that 600 South should be changed to 600 West.
MOTION: Commissioner Bryan Pack moved to approve the Ivins City Planning Commission minutes for December 3, 2013 subject to Commissioner Loris' change
SECOND: Commissioner Jeffrey Loris
VOTE: The motion carried unanimously.
| Chairperson Adel Murphy |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Jeffrey Loris |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
AYE |