CHAIRMAN AND COMMISSIONERS:
The meeting was called to order at
05:28 p.m. All present included
Chair Adel Murphy,
Commissioner Lance Anderson,
Commissioner Jeffrey Loris,
Commissioner Bryan Pack,
and Commissioner Mike Scott.
STAFF: City Attorney Dale Coulam, Building and Zoning Administrator Kevin Rudd, and Deputy City Recorder Martha Wilson
AUDIENCE: Claudette Larsen, Todd Benson, Rob McQuay, Lisa Rutherford, and Richard Bryant.
Chair Murphy acknowledged there was a quorum.
Commissioner Scott led the Flag Salute.
Commissioner Anderson led the Invocation.
There were no disclosures or conflicts of interest with this meeting's agenda.
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2) |
REPORTS AND PRESENTATIONS (None) |
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3) |
BUSINESS LICENSES (None) |
Kevin Rudd explained that the Sensitive Lands Committee reviewed this document a few years ago and recommended that the document be updated relating to Commercial and High Density Residential. The student interns from Form Tomorrow also reviewed the document last summer and made some recommendations. The Sensitive Lands Committee has submitted these recommendations and Staff feels that the document addresses the concerns. The document is now more functional as it relates to Commercial and High Density Residential. The Planning Commission reviewed the document page by page at the previous meeting.
Commissioner Pack asked if there were any changes since the Commission reviewed the document.
Dale Coulam stated some of the figures were replaced because they were not clear. Also, on Page 9, Figure 8-2 Sensitive Lands Cross Section will be deleted and on Page 15 the deletion of "berming on the ridgeline" is reflected.
Kevin Rudd advised that Staff contacted Form Tomorrow and asked them to review the existing diagrams to make them consistent throughout the document. Those maybe brought forward at the City Council level.
Chair Murphy opened the Public Hearing and being no response the Public Hearing was closed.
Commissioner Anderson inquired about Section 16.08.202, 4(b): "any areas within one 150' horizontal feet of interior City bluff ridgelines as identified on the City Ridgelines Map" and (i) "The ridgeline of an interior City bluff is identified as the point where the slope become steeper than eighteen percent (18%)....." He asked for clarification.
Kevin Rudd stated that one of the changes the Sensitive Lands Committee made was they identified some significant ridges, and Chuck Gillette identified several other ridges and he recommended there be setbacks on ridgelines. Those ridgelines have been placed on the map. They referred to Figure 8-7 and Kevin Rudd explained that it basically affects buildings within 150' of the ridgeline. It doesn't mean that a building could not be built within that 150' area but as the building gets closer to the ridge at some point it hits that 12% sightline from the edge of the ridge. It would allow a twenty-five foot (25') building at 150' of the ridgeline which is the maximum height for residential. If they want to build closer, the height of the building would be reduced. Once the building gets within 75' of the ridgeline a slope stability analysis is required.
MOTION: Commissioner Mike Scott moved to recommend approval on proposed amendments to Ivins City Code, Zoning Regulations Title 16, Chapter 8, Part 2 Sensitive Lands Overlay District, Sections 16.08.201 - 16.08.220 and the Sensitive Lands Map. Ivins City, applicant
SECOND: Commissioner Bryan Pack
VOTE: The motion carried unanimously.
| Commissioner Mike Scott |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Jeffrey Loris |
AYE |
| Commissioner Lance Anderson |
AYE |
| Chair Adel Murphy |
AYE |
Kevin Rudd reported this is a modification to the Community and Resort Commercial Retail Sales and Service use category within the Table of Uses. In 2005 when the City did a major update of the Zoning Ordinance the consultant at that time recommended that we take the "catch all phrase" out of the Table of Uses, that says, "other uses as deemed appropriate by the approval body." He recommended that when the Staff could see something coming forth in the community that they may want to allow, he suggested amending the use table to allow that type of business. Recently, Staff has been approached by potential business owners that have a retail component but also do some light manufacturing as defined here. The light manufacturing would be totally contained within the building, non-evasive, non-hazard materials. Examples of businesses with retail/light manufacturing include bakery/food, cosmetics, clothing, etc. Businesses such as Grandma Tobler's produce their food for retail sale and also distribute their product to other locations. If they were restricted to selling to only Ivins' residents and weren't able to sell their product elsewhere, they would struggle. A copy of the amendment is available at Ivins City office. This use is allowed in all commercial zones except neighborhood commercial. The City is bringing forth the use change.
Chair Murphy opened the Public Hearing.
Richard Bryant is located at 1298 Wisteria Court in Kayenta. The new category states it will be fully contained in the building. He asked about Whitaker's studios in Kayenta and stated their processing takes place outside of an enclosed structure in a walled area. If they do expand, will they be required to be contained within the building?
Kevin Rudd explained that Whitaker's business is under an existing Conditional Use Permit, and it falls under a different category. Their business is under the Artist Workshop category.
Richard Bryant stated they are basically light manufacturing and getting bigger all the time.
Kevin Rudd stated that it's a fine line as to when they crossover to an industrial type use and need to be located in an industrial zoned area. Their business is located in the Resort Commercial Zone. He read the 'Artist Workshop' use description (a copy is available at Ivins City's office). Whitaker's can argue that they are creating arts of work even though they are made out of metal. It falls more under the Art Workshop than this new category.
There was no other public comment.
Chair Murphy closed the Public Hearing.
There were no comments from the Commissioners.
MOTION: Commissioner Jeffrey Loris moved to recommend proposed amendments to Chapter 33, Tables of Uses and Development Standards, Section 16.33.102: Table 33-2, Table of Uses, Nonresidential Zoning Districts. Ivins City, applicant
SECOND: Commissioner Bryan Pack
VOTE: The motion carried unanimously.
| Chair Adel Murphy |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Jeffrey Loris |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
AYE |
Kevin Rudd drafted some language for Section 16.19.102 (5) Site Planning Requirements as follows: "(a) The following streets have been identified as those corridors which provide significant views to pedestrians, cyclists and motorists. Properties fronting these streets shall be limited to setbacks and building heights as per Figures 2A & 2B:
(i) Snow Canyon Parkway/Center Street - Beginning at 200 East thence eastward to the Ivins City & St. George City Boundary Line
(ii) Snow Canyon Road - Beginning at Center Street thence northward to Snow Canyon State Park Entrance.
(iii) Tuacahn Drive - Along its entire length
(iv) Highway 91 - Along its entire length"
Also, two drawings previously drafted by Commissioner Loris, along with two new drawings, were displayed and reviewed (copies available through Ivins City office).
Commissioner Anderson commented that 600 West should be added. They discussed and agreed to add 600 W from Highway 91 to Kayenta Parkway.
Commissioner Pack brought up a few points. First, should they change the wording? After discussing this, they agreed to change it from "Properties fronting these streets" to "Properties adjacent to these streets". Second, he asked if they should clarify the language for more restrictive set backs or building heights and how this will not trump them. Everyone agreed the language needs to be clarified. He also thought they needed to add the maximum height line to the actual drawings. They all agreed and Commission Loris said he'll add it.
They'll have one more meeting to see if there are any further adjustments before taking it to a Public Hearing.
Page 5, Line 9 - the angle and slope, clarified, based on a 15 degree angle which is approximately a 28% slope. Also, make the change throughout the document.
MOTION: Commissioner Bryan Pack moved to approve of the Ivins City Planning Commission minutes for February 18, 2014 with the changes recommended by Commissioner Loris.
SECOND: Commissioner Jeffrey Loris
VOTE: The motion carried unanimously.
| Chair Adel Murphy |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Jeffrey Loris |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
AYE |
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A. |
Planning Commission (None) |
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C. |
Building & Zoning Administrator, Kevin Rudd (None) |
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City Attorney, Dale Coulam (None) |
MOTION: Commissioner Lance Anderson moved to adjourn
SECOND: Commissioner Jeffrey Loris
VOTE: The motion carried unanimously.
| Chair Adel Murphy |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Jeffrey Loris |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
AYE |
The meeting adjourned at 6:32 PM.
Respectfully submitted,
Martha S. Wilson, CMC
Deputy City Recorder