CHAIRMAN AND COMMISSIONERS:   The meeting was called to order at 05:30 p.m. All present included Chairman Jeff Loris, Commissioner Adel Murphy, Commissioner Mike Scott, and Commissioner Lance Anderson.

Commissioner Bryan Pack was excused.
Staff:  Kevin Rudd, Building and Zoning Administrator, Dale Coulam, City Manager/Attorney, and Sharon Allen, Deputy City Recorder.
Audience Attending: David Lynn, Kathy Barth, Richard Bryant, Rob Roush and Judith Kapuscinski, as well as a few others who did not sign in.

A.	Acknowledgement of Quorum

B.	Flag Salute-Commissioner Lance Anderson

C.	Invocation-Chairman Jeff Loris

D.	Disclosures

Commissioner Lance Anderson stated there could be a potential one on Highway 91.

A.	Discuss and consider creating a new Land Use Plan Designation and Zoning Districts for Short-Term Rentals and Recreational Vehicle Parks.

Land Use Map

Staff Report

Kevin Rudd stated at City Council's last meeting they did not hold a Public Hearing. They reviewed the Planning Commission's recommendation and expressed concern that it would allow short-term rentals throughout the City. Council felt they wanted more control over the exact location for these types of developments. Following a discussion with staff it was determined that the best way to accomplish this would be to create a Land Use designation and amend the Land Use Plan and then also a zoning district. Much of the regulations that the Planning Commission already drafted would go into this new ordinance. The City Council is pretty much unanimous about the area for short-term rentals. So staff took the area that City Council discussed which is the 10 acre parcel that the applicant owns along with a 12 acre piece. City Council has been speaking as individuals to the person who owns that property regarding the idea of creating an RV Park, one similar to Virgin Town's by Zion National Park. The City Council is open to that idea. Staff suggests naming these Recreational Resort for the Land Use designation. Giving it further thought, the applicant has two parcels: one is multi-family; and the other parcel is zoned 7.5. We need to come up with a zone that works for each one. Really the best idea would be to propose a Land Use overlay zone over these properties and to create a proposed short-term rental overlay district. The base zone underneath would determine the density. The overlay would have a base zone on what they ultimately get. This also would allow applicants to get density bonuses for increasing open space and adding amenities. On the multi-family parcel they would use Chapter 18 that regulates multi-family. Commissioner Adel Murphy inquired if the overlay would only be able to be used where the Land Use Plan says Recreational Resort? Kevin Rudd stated yes. Commissioner Adel Murphy stated that she listened to Council comments and this is a good mechanism for it. It won't be next to a low-density residential and it doesn't make as much of an impact. This is a commercial thing.  It is a hotel. This is so much better. Some of our zones were redundant but we have nothing like this. It really makes sense to have this use. Commissioner Lance Anderson stated that it is not really a new zone.  It is an overlay.  It is just like the Historic Township. It doesn't change the zoning. The reason he has said that he may have a conflict is on Highway 91 the Bellagio/Indigo Trails property and we would probably want to do a similar application there. It is on Highway 91 and is not surrounded by anything. Dale Coulam stated that this is a two-step process. One would be updating the General Plan and the Land Use Plan as a required element of the General Plan. The Planning Commission could consider the text updates for the General Plan and then set a Public Hearing for next meeting for the text of the General Plan and the Land Use Plan and send it on to City Council. Then focus on refining the language of the zone and hold a Public Hearing on updating the zoning map and the text for this new overlay map and then pass that onto the City Council. There would be very little delay to the applicant. Mike Scott stated that it seems like a very nice, clean solution. Kevin Rudd stated that he knows that City Council is very concerned with plopping some short-term rentals in the middle of some single family residential.  In fact, they spoke of the other side of Tenaya Sands as an example and how controversial that would be. Chairman Jeff Loris stated that the Bellagio area would be a nice place to put it as well. Kevin Rudd stated that he thinks they require a solid wall and landscaping. This is part 8 of the overlay. Article 9 will be RV Parks and that a draft will be ready at the next meeting.

B.	Discuss and consider recommendation for updating the General Plan.

General Plan with Proposed Changes

Dale Coulam stated that Chapter 6 was shortened because it was repetitive of Chapter 5. Commissioner Adel Murphy stated that she thought it would be good to add a conclusion. It starts with an introduction and ends with a bullet point. The Planning Commission could proceed to Public Hearing next meeting. A big thanks to Commissioner Mike Scott for doing all the hard work of amending the General Plan and a good discussion last meeting. This is the end result of that. Thank you. Chairman Jeff Loris is taking on summarizing the conclusion.

Kevin Rudd stated as per Planning Commissions direction we would create a short-term overlay, and an RV overlay. Commissioner Lance Anderson stated that on their parcel they can go through half of it, around the roadways. The gentleman that wants an RV Park has not made application either, it is not our job to look at it from an application standpoint yet. Dale Coulam stated that if anyone is opposed to it they would make public comment at a Public Hearing as well. Chairman Jeff Loris inquired if the Planning Commission should select or consider other areas. Commissioner Adel Murphy stated we should take baby steps. Do it in bits and pieces and see how this goes.

C.	Discuss and consider approval of the Ivins City Planning Commission minutes for May 5, 2015 and May 19, 2015.

A.	Planning Commission

B.

Chairman

C.	Building & Zoning Administrator, Kevin Rudd

Kevin Rudd stated that the Family Dollar store is not going to be a metal building. There will be a stucco and more facades.  People are upset and worried.  Assure them that is just the frame. We put it on our website but we should put a picture on-site. We don't require one but we could ask for a project sign.

D.	City Attorney, Dale Coulam

E.	Items to be placed on future agendas