The meeting was called to order at
05:32 p.m. All present included
Commissioner Adel Murphy,
Commissioner Bryan Pack,
Commissioner Lance Anderson,
and Commissioner Mike Scott.
Dale Coulam stated that he included some definitions from discussions and other ordinances, and made other amendments after reviewing discussion notes and several other ordinances. He is hoping tonight to come to a final version to pass on to the City Council. Commissioner Mike Scott handed out a summary of his questions/suggestions and stated this is a much improved draft ordinance and a lot of improvements have been made on it. He has a dozen comments or so that have been spoken about in past meetings and we wanted to include or haven't made decisions on. He likes the changed order of the ordinance. A copy of Commissioner Mike Scott's notes can be requested at the City Office. He wondered under cabins if we should have a minimum size for the sites. Also do we need to define setbacks? Kevin Rudd stated that setbacks for cabins we would only be concerned from the property line. Commissioner Mike Scott stated that we had talked about a 10-foot setback from a 20-foot buffer. Commissioner Lance Anderson stated this is not a subdivision so a cabin is just a site on the property. We could say the site has to be a certain size like the RVs are. Commissioner Mike Scott suggested minimum 1600 square feet sites and to do a setback on the cabins. We spoke of reducing the buffer from 30 feet to 20 feet to give an incentive to put the cabins on the adjoining property line. Commissioner Lance Anderson stated that the encouragement is to make it look more like a home and a yard. It should be strictly a buffer. Dale Coulam clarified no improvements in the buffer areas other than landscaping. Kevin Rudd stated we would want to see a minimum of 10 feet between cabins for fire code unless they put a firewall. We would not discourage that; it would look even more residential. Dale Coulam stated we can say that the space between cabins must meet Fire Code. Commissioner Mike Scott stated on 3B comments he would like to change to independent: motorhomes, travel trailers, and fifth wheels containing sanitary facilities and devices for connection said facilities to a community waste disposal system are permitted. This type of RV may also be referred to as a Self-Contained Recreational Vehicle. Pop-ups and truck campers are not permitted. #4 he would like to change to RV Resort: A parcel of land under the control of a person wherein two or more RV Sites along with the amenities, facilities, and services designed to provide guests with a higher quality experience than found in an RV park or campground are offered for short-term rental to the public and complies with the requirements of this Chapter. Dale Coulam stated he liked that wording better. Commissioner Mike Scott stated also in #4 change it to RV Resorts shall not consist of more than 7.5 sites for RVs, cabins and tents per gross useable acre. Dale Coulam stated that tent sites were to be no more than 10% total of RV sites. Maybe 15% cabin sites. We need to define if that is total sites. If densities are based on the total, then the percentages would also be based on the total. Commissioner Mike Scott stated #14 we had discussed that the resort may have a designated storage area for utility trailers, etc. Commissioner Lance Anderson stated it should say "shall" instead of "may." Kevin Rudd stated it says no more than 5%. If you leave "shall" we are requiring storage. Commissioner Bryan Pack stated we already include storage so it can stay a "may." Commissioner Adel Murphy stated she likes Mike Scott's comments about storage and only allowing registered guests to store things only during the time they are staying there. Commissioner Mike Scott stated that #7 adds the underlined area: Removal of axles, wheels or tires from an RV within the RV Resort is prohibited. Commissioner Bryan Pack stated we could say "there shall be no..." like #5,6,8 and 9. Dale Coulam stated he would like to eliminate all "there shall be no" and take out "is prohibited" to clean it up and be consistent. Commissioner Mike Scott stated on #8 we need to say that no on-street parking is permitted. Parking anywhere within an RV Resort other than a designated RV space is prohibited. #207 we should add that no recreational vehicle shall be allowed to stay within the RV Resort for more than 180 days within a twelve (12) month period, or do we even need the 180 days? Dale Coulam stated that written materials from the State Tax Commission show that it is 29 consecutive days and then they have to leave to have a break in the number of consecutive days. After the break, they could start a new period of time. Commissioner Bryan Pack stated we should clarify they can't just jump to a new space. They must leave for a full day. Commissioner Mike Scott stated #2091a add to provide a minimum of one tree for each RV site, tent site and cabin site. #2091b Add: each cluster shall include a mixture of trees so that each cluster provides adequate screening year-round. #209 #2 Change 2nd sentence to: This includes any landscape buffer area, but not recreational facilities, offices, storage facilities, garbage areas, bathrooms, laundry facilities, guest parking areas, or other structures. Planning Commission agreed with these changes. Commissioner Mike Scott stated that on #209#2 he would like the Planning Commission to please reconsider 10% open space to exclude the buffer area. Commissioner Lance Anderson stated to include the buffer and allow 5% open space. Commissioner Bryan Pack stated he would agree to 5%. Commissioner Adel Murphy stated she agrees. People want space around their RV, that is the draw. Commissioner Mike Scott stated so we are going to agree to 5% excluding the buffer. #210 #2 there is a comment about pad sizes for trailer sites vs self-propelled RVs and back in vs pull through. He doesn't think we need to address that. We just need to require the minimum site size of 40 x 80'. Equestrian Use is not addressed in the ordinance. It is absent from this draft. Commissioner Adel Murphy stated it says no other animals other than dogs or cats. Commissioner Lance Anderson stated it is hard to have a resort with animals there. Commissioner Adel Murphy stated in Pine Valley it works because there is nothing else there. Commissioner Mike Scott was congratulated by the Planning Commission for his hard work as well as Dale Coulam for this last draft. Commissioner Adel Murphy stated it took a long time because it is for the City, not just one applicant. Dale Coulam stated there were a lot of changes made but they are clear. The Planning Commission is willing to approve it as amended. He will email the copy to show the changes. There will be a joint Public Hearing on the land use and ordinance as well. They will decide on the land use issue first and then move on to the ordinance.
MOTION: Commissioner Bryan Pack moved to approve recommendation of a proposed amendment to Ivins City Zoning Ordinance 2016-07 allowing and regulating Recreational Vehicle Resorts, as amended.
SECOND: Commissioner Mike Scott
VOTE: The motion carried unanimously.
| Commissioner Adel Murphy |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Mike Scott |
AYE |
MOTION: Commissioner Mike Scott moved to approve Moving Item A regarding Recreational Vehicle Resorts to Item B to Discuss Update on Rocky Vista University and Student Housing Design and Conditional Use Permit.
SECOND: Commissioner Bryan Pack
VOTE: The motion carried unanimously.
| Commissioner Adel Murphy |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Mike Scott |
AYE |
| Commissioner Lance Anderson |
ABSENT |
Kevin Rudd stated that presentation materials have been refined on Rocky Vista University and Staff thought it would be good as a courtesy to bring an update and show those. It does not require a formal approval. The colors do match our guidelines. The architects who are in town this week are here from Oz Architects and if we have questions now is the time to ask. He showed a presentation of the pictures showing the site plan and of the colors. He stated they brought the red down onto the stone and walkway to tie into the mountain. He showed a rendition of the other materials shown on the buildings. Other renderings showed the inside of the building, the auditorium and the anatomy room. It showed the foyer, the main entrance, the main stairwell, and a color rendering of the student housing. He stated they are adding colors to the building to help students identify which colors go with what building. These colors do go with our design guidelines. Commissioner Mike Scott stated he thought it was tremendous and that they continue to impress him. Dale Coulam stated that the Planning Commission had previously approved a Conditional Use Permit for the student housing and the City Council will do that next meeting. We will do an amendment to the Development Agreement to add student housing to the Conditional Use Permit as part of the educational facility. One change as far as phasing is the clubhouse will not be part of Phase 1. They are deferring that. We will bring the amended Development Agreement to City Council and include these updated materials. The Class IV Conditional Use Permit has been approved and permits will be pulled and construction started in the next couple of weeks. Commissioner Lance Anderson inquired if they were going with darker colors. Eduardo gave a presentation on the color palette with grays, browns, sage greens, etc. Commissioner Lance Anderson stated that he thought it would be more like Vista School but that he thought it was pretty. He was trying to visualize it blending with the VA building.
Kevin Rudd showed the plat and stated that 200 South connects the two phases. TRC has reviewed the final plat and it is consistent with the Preliminary Plan and brings it forward to the Planning Commission with recommendation for approval.
MOTION: Commissioner Bryan Pack moved to approve Silver Sage Phase 2 Final Plat, located at approximately 500 W Center Street to 200 South, Ivins. Development Solutions, Inc.-Owner/Applicant.
SECOND: Commissioner Mike Scott
VOTE: The motion carried unanimously.
| Commissioner Adel Murphy |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Mike Scott |
AYE |
Kevin Rudd stated that within the RM multi-family zone you can put basically any kind of housing. The most impactful housing would be an apartment complex. The next one is condominium which is built like an apartment but can be individually owned. The next one is the townhome. The units are not on top of each other. They are usually two-story units and usually space in front and back of the townhome. They have yards and the people own the ground underneath. In condominiums the people own it in-common. So what if we create a townhome zone within the High Density Residential land use? Commissioner Bryan Pack inquired if townhome and townhouse is interchangeable. Kevin Rudd stated yes. Commissioner Lance Anderson stated he thinks they would have to be subdivided so individuals can own them and they don't become apartments. Commissioner Mike Scott stated but the developer may want to rent them. He could build a 20-unit set of townhomes and rent them. Commissioner Lance Anderson stated townhome to me means subdivided. Kevin Rudd stated the building code requires them to be built as a stand-alone unit with a firewall or sprinklered, subdivided or not. Commissioner Mike Scott inquired if he owns a 20-unit apartment building and Commissioner Lance Anderson owns 20 townhomes individually subdivided and we get the same rent, don't you value his townhome as more? Commissioner Adel Murphy stated they value each townhome individually and would be more of a market approach. The apartments are a commercial building and it would be more of a market approach and an income approach. Kevin Rudd stated if we create a townhome zone we have more control because right now if someone wants to throw up apartments they can. But because townhomes are individually owned more fire protection is required. With townhome units, one could burn down and not take other units with them. apartments are not that way. Commissioner Lance Anderson stated Robert Ence could sell his off individually if he wanted to. Kevin Rudd on apartments they are required to sprinkler it, but there is no two-hour firewall and the owner could never subdivide them. Townhomes are less impactful on adjoining single family uses. This is Staff's idea of creating a zone that is a higher-end product than apartments. Commissioner Lance Anderson stated he is glad we are working on it. Commissioner Mike Scott stated that it is a good idea to pursue it. Kevin Rudd stated Robert Ence built a nice product. Commissioner Lance Anderson stated we can require a front and back yard. Kevin Rudd stated Chapter 18 regulates that on multi-family housing. The only thing is if we require a two-car garage in each one, it increases the cost of their product and we want to create something affordable. Right now it is one open parking space, one covered and guest parking. Commissioner Mike Scott stated we could have tougher requirements and still be affordable. Kevin Rudd stated we could also have a triplex or duplex zone, but maybe rename it twinhome zone for more affordable housing. There is another proposed Land Use Plan amendment you will see at your next meeting for the Episcopal church. The application that we had last week the Planning Commission recommended not to approve. There are a lot of little vacant lots like that in the old township area. We get these calls all the time and people asking what their odds are at getting their zone changed. It costs them $1000 to find out. Let's be proactive and look at the little vacant areas and a variety of lot sizes and contact the property owners and see who is interested, and place those around the City. Our design guidelines assure we will end up with a nice product. We can provide affordable housing that this City needs. Commissioner Lance Anderson stated if the land owners say yes then that's a great idea. Kevin Rudd stated that the neighbors will come out, so we need thick skin to say we need this type of housing in the City. Commissioner Bryan Pack stated they could put a single family home on it but it is not as affordable, right? Kevin Rudd stated yes, but they want it to be an investment. If we created a twin home zone that requires being built as a town home but with two car garage and a two-hour firewall. Commissioner Adel Murphy stated that the word multi-family scares everyone. They think renters and no upkeep. This is a different product. Commissioner Lance Anderson stated that he is okay if landowners are okay with it. Kevin Rudd stated we will look at the old city blocks and see which ones would affect the quality of life.Commissioner Mike Scott stated that those uses could improve that block. Commissioner Lance Anderson stated that what kills those areas is the setbacks, road sizes and meeting the fire code. Kevin Rudd stated that on our next agenda we will have a proposed amendment for the Episcopal church. He is thinking that we could run this concurrently with the townhome zone. He has examples that he will show, even though we wouldn't be approving that, just to show the neighbors.
MOTION: Commissioner Bryan Pack moved to approve the Ivins City Planning Commission minutes for June 14, 2016.
SECOND: Commissioner Mike Scott
VOTE: The motion carried unanimously.
| Commissioner Adel Murphy |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Mike Scott |
AYE |
MOTION: Commissioner Bryan Pack moved to approve Cancellation of July 5, 2016 Planning Commission Meeting.
SECOND: Commissioner Lance Anderson
VOTE: The motion carried unanimously.
| Commissioner Adel Murphy |
AYE |
| Commissioner Bryan Pack |
AYE |
| Commissioner Lance Anderson |
AYE |
| Commissioner Mike Scott |
AYE |