CHAIRMAN AND COMMISSIONERS:
The meeting was called to order at
05:30 p.m. All present included
Chair Jeffrey Loris,
Commissioner Lance Anderson,
Commissioner Adel Murphy,
and Commissioner Bryan Pack.
STAFF: City Attorney Dale Coulam, Building and Zoning Administrator Kevin Rudd and Deputy City Recorder Martha Wilson
AUDIENCE: Wayne Sudin, Pete Simmons, and Brad Osborne
Chair Loris acknowledged there was a quorum. Commissioner Mike Scott was excused.
Commissioner Murphy led the Flag Salute.
Commissioner Anderson led the Invocation.
Commissioner Anderson disclosed that he is the applicant for the Posovi Phase 3 Concept Plan. There were no other disclosures or conflict of interests with this meeting's agenda.
Kevin Rudd reported that the property is located at the northern end of Kayenta. The Posovi Phase 3 Subdivision consists of 21.08 acres and is zoned RE-43 (Residential Estates, minimum 43,000 sq ft lots). They are proposing thirteen (13) lots with most of the lots being one (1) acre. The Technical Review Committee (TRC) commented that the plan has dead ends and cul-de-sacs that exceed 750' in length and the current ordinance prohibits going beyond that length. The plan also includes a slope analysis and there are nine (9) lots in sensitive lands. The Sensitive Land Committee met today and did a site visit of the property. The committee will give a report to the City Council. Lot #560 is less than 43,000 square feet but the Lot Averaging Overlay would allow them to have a lot less than 43,000 square feet.
Up above the property is BLM property. A portion of the roads have already been approved. They are going to modify the plan so that the roads will create a loop and also set aside some common area. They should be able to comply with the Sensitive Lands Ordinance. Kayenta develops property in the same way the Sensitive Lands Ordinance is written.
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3) |
BUSINESS LICENSES (None) |
Kevin Rudd reported that recently the Commission and Council approved a Land Use Amendment along with a Zone Change on this property to expand the area of the existing cell tower. The area currently is approximately 35' x 35'. It has a colored block wall with a cell tower and equipment within it. With this amendment the plan will expand the area to 50' x 60'. It is located off Highway 91 and Guy Lane and approximately 350' from Fitness Ridge Way. It sets back from any public road. The site plan was displayed (copy is available at Ivins City Offices). There is an existing equipment shelter, and the proposal expands the block wall and includes another shelter similar to the existing one. There is no plan to extend the height of the cell tower but the antennas will be upgraded. Staff recommends that anything that is changed on the antennas and buildings be painted to match the existing equipment and building. This expands the site but will provide more cell tower service to the residents with much less impact than creating another cell tower. Staff recommends approval.
Chair Loris opened the Public Hearing.
Pete Simmons, applicant, introduced himself and asked if the Commissioners had any questions.
Brad Osborne resides at 450 S 250 E and asked if they have any backup power at the site.
Pete Simmons stated they have a backup generator within the facility.
With no further response Chair Loris closed the Public Hearing.
MOTION: Commissioner Adel Murphy moved to approve on a Proposed Class IV Conditional Use Permit for Monarch Investment Company to expand the cell tower facility located approximately 400 West and Highway 91 Monarch Investment company, owner, and Pete Simmons, applicant with the addition that the antennas will be painted to match the existing antennas and buildings.
SECOND: Commissioner Lance Anderson
VOTE: The motion carried unanimously.
| Chair Jeffrey Loris |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Adel Murphy |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
ABSENT |
Dale Coulam explained that the City Council was struggling with alternative language in Section 16.18.105 Building Design (3) on Required Massing. The Commission recommended striking the fixed rule of every forty feet (40') with a four foot (4') offset and recommended more general language in order to be more flexible. The Council felt the amendment was too vague. They were not locked into the forty feet (40') with the four foot (4') offset but they asked that this be put on the Commission's agenda to see if the Commissioners have any additional ideas for them to consider. Staff is also working on this language. The Council will discuss this again at their meeting on Thursday. They are not asking for a recommendation just any suggestions on how to compromise between the fixed forty feet (40') and four foot (4') offset and the general language that was recommended.
Commissioner Anderson commented when we make these ordinances and try to apply them we don't always get what we try to accomplish. If it is massed right, it could be a big building. The Kayenta ACC rules states when it is more than thirteen feet (13') it's called an architectural feature. Therefore, when driving along the building we see an architectural feature. The forty feet (40') and four feet (4') offset is a 10% rule. The vertical offset is greater than the horizontal offset.
Chair Loris felt that is the main thing that's giving them a problem because this is talking about wall offsets. In the ordinance there are roof offset requirements that are two foot (2') stipulation. The four foot (4') is referring to the wall offset.
Kevin Rudd read the Zoning Ordinance Section 16.18.105 (3) Required Massing (copy available at Ivins City offices).
Commissioner Anderson stated that the figures included show something different. Instead of having the hard numbers he suggested using percentages to allow a person to be creative.
Chair Loris stated the figures that were included are for Section 16.19.103 Building Design Requirements so it's a different section but it still has bearing on what the Council was talking about. He read Section 16.19.103 (1) (ii) on Wall Variations (copy is available at Ivins City offices)
Kevin Rudd advised that the section Chair Loris read is from Chapter 19 and the first one read was from Chapter 18. Chapter 18 refers to multi-family design and Chapter 19 is more for commercial buildings.
Dale Coulam commented that both sections are open for discussion because they are similar concepts. The recommendation was to make them basically the same but the Council did not like the general language in multi-family or commercial.
Commissioner Anderson suggested that the walls have to have a minimum of three (3) offsets and that offset has to be a percentage of the wall.
Chair Loris stated that four feet (4') is 10% but it seems high. He suggested dropping it to 5% of the forty feet (40') with a two foot (2') offset. Two feet (2') seems reasonable in a forty foot (40') wall section.
Commissioner Murphy commented that a percentage of the wall has to have so many breaks.
Chair Loris noted that the ordinance states that a maximum building length for multi-family residential shall be 120'.
Commissioner Anderson stated that four foot (4') increments are a big jump.
Chair Loris asked if he was referring to roof and wall variations.
Commissioner Anderson commented that the roof is one and then the parapets are another variation. However, a pitch roof is harder. He drew some examples of forty feet (40') with two feet (2') offsets.
Chair Loris commented there should also be a minimum. If it is a twelve foot (12') wall and if it is stepping only six inches (6"), it's not a good façade.
Commissioner Anderson suggested a minimum of eighteen inch (18") offsets because of parapets.
Kevin Rudd stated that eighteen inches (18") is not too high for flat roofs but he wasn't sure with pitched roofs. With multi-family there could be more pitched roofs but there could be an equal amount of pitched roofs as flat roofs.
Chair Loris agreed that they don't want to have anything less than eighteen inches (18") and he felt any pitch will work. Twelve (12") and six inches (6") is a waste of space and time. The wall plane as well as the horizontal plane on the roof line should be a minimum of eighteen inches (18') on the offset.
Commissioner Anderson and Chair Loris discussed how that would work on a 120' building.
Commissioner Murphy asked if they were recommending a minimum of three offsets of at least eighteen inches (18') within a 120' wall. Do you want to couch it in that instead of a percentage?
Commissioner Anderson stated it's a minimum of eighteen inches (18') but it's a percentage of the whole wall. He illustrated some examples.
Chair Loris asked if there is a maximum length before they have to shift because if it is a 120' wall and we want three (3) jogs, the jogs could be put in the last ten feet (10'). Is there a percentage that we want to have the jogs in the building?
Kevin Rudd's concern is that they are trying to create a one size fits all. He read the amendment recommended by the Commission (copy available at Ivins City office).
Commissioner Pack felt the Council did not like the discretion that gives Staff to decide whether this particular plan that they are looking at fits that criteria. They want something more definite.
Dale Coulam explained that some of the Council members have worked several years on the Zoning Ordinance and feel some ownership. The Mayor said as a builder and by using that criterion he could design a very ugly building. He doesn't want to be that loose but is there a way not to lock it in at the 40' and still give flexibility.
After reviewing some illustrations by Commissioner Anderson, Chair Loris suggested not having a percentage off one point but say a massive roof or wall cannot be greater than 40% of the entire building before there is an offset.
Kevin Rudd agreed that formula is easier but apply it to a LDS Chapel. We are trying to design buildings and his concern was designing ourselves into a corner. One size fits all doesn't work.
Commissioner Anderson stated that schools and churches are built the same way and the City cannot control the design but this is about commercial buildings. We are trying to create an environment but not go too far. He feels that commercial buildings should be designed for our community.
Kevin Rudd stated that reducing the four feet (4') to two feet (2') is more reasonable. He doesn't know what works with building materials as far as eighteen inches (18') or two feet (2').
Chair Loris referred to a recent project and he felt that eighteen inches (18') to two feet (2') offsets would be more feasible.
Commissioner Anderson stated that recessed windows also makes a difference in a building and creates shadowing in the window.
Dale Coulam made some notes and will present their ideas to the Council.
MOTION: Commissioner Bryan Pack moved to approve the Ivins City Planning Commission minutes for April 29, 2014
SECOND: Commissioner Lance Anderson
VOTE: The motion carried unanimously.
| Chair Jeffrey Loris |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Adel Murphy |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
ABSENT |
|
C. |
Building & Zoning Administrator, Kevin Rudd |
Dale Coulam reported that the Council requested a pre-concept joint meeting between the Commission and the Council for a potential applicant on the Layton property south of Tuacahn. On June 3, 2014 at 6:30 PM after the Planning Commission meeting there will be a joint meeting assuming the City Council is okay with that date. The applicant has advised that June 3 is a good date for them.
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E. |
Items to be placed on future agendas |
MOTION: Commissioner Lance Anderson moved to adjourn
SECOND: Commissioner Adel Murphy
VOTE: The motion carried unanimously.
| Chair Jeffrey Loris |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Adel Murphy |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
ABSENT |
The meeting adjourned at 6:13 PM.Respectfully submitted, Martha S. Wilson, CMC Deputy City Recorder