Mike Haycock stated that this is located at Snow Canyon Blvd and Snow Canyon Drive where the gas station and the tenant improvements are. The property owner is requesting dividing the gas station side from the tenant improvement units to the north. There is a maintenance agreement and a shared access agreement. The parking would stay the same and be accessible to both sides, and the maintenance is agreed upon between the two parties. Chairman Dave Robinson stated that parking was his biggest concern. By themselves they do not pass for parking, but combined they do so that agreement allows for that. Mike Haycock stated there is one unit that is not developed yet and it says future restaurant. In our parking calculations we had three restaurants and right now there is only one. That is usually our highest parking demand. Even separated they won't have less parking than they need, but with the agreement it doesn't matter where they park. Commissioner Doug Clifford inquired what is the main reason for the split? Mike Haycock stated so they can sell it and have two owners. Dale Coulam stated now or in the future, but by subdividing it, it would allow for that. Commissioner Pam Gardiol stated that as the property exists now, there is one development agreement. Mike Haycock stated that is correct. Commissioner Pam Gardiol inquired if the agreement goes with the parcel? Or would there be separate agreements for separate owners? Mike Haycock stated they both adhere to that agreement. Commissioner Pam Gardiol stated that on May 18, 2021 Building and Zoning Administrator Cody Mitchell stated "they would have to incorporate a maintenance agreement to take care of the preservation of asphalt, concrete, landscape and lighting. They are aware and willing to do that." Those agreements go with the land, and her concern is that since she lives across the street from this property, she sees that the current owner is not in compliance with this agreement at this time. She sent the Commission pictures just yesterday. It concerns her having two owners now trying to stay in compliance. Someone was out picking up trash this morning, but that needs to be taken into consideration. Sam Patel on behalf of Canyon Crossing Investments stated that he wanted to make a clarification that they are not trying to sell now or even the near future. The circumstances may allow it, but they are not trying to sell. Their purpose in splitting this parcel is because the gas station has a different use than the retail units. The tenant improvements have to pay a triple net fee, and having it all as one parcel, that triple net fee is a lot larger and they don't really use the gas station. It is a lot more fair to separate it, and without the gas station the triple net fee for future businesses can be a lot less and be more profitable for those businesses. That is the intent. We will change entities on both sides because the gas station has its own. When we do the split Canyon Crossing Petroleum will own the gas station portion and then it won't be a lease-back. As far as landscaping and some of those concerns, most of those have been addressed. We had entered into a contract with a landscaping company to maintain the landscaping on the whole development, but what we thought and what they thought were two different things. We thought it included removing weeds so we are now getting quotes from a different professional company and hopefully what will be taken care of is the landscape, sprinkler system and weeds. We had a crew out there all day cleaning it up. We also visit the site periodically and we are more than willing to take care of them ourselves. We want our property to be attractive so that people will come to the property. The development and maintenance agreement between the parcels will be addressed. Having two people to bring into compliance will not be an issue. It will still be their company maintaining the entire parcel. Commissioner Pam Gardiol stated that her concern is that maintaining that property is not only an asset for their company, but also a desirable asset for the community and we don't want to have to call you to say come take care of this. Sam Patel stated that on this particular project we lose money every single day on gas and the development itself and with interest rates rising. So we are subsidizing from our own pockets and helping with rents on the tenant improvements to try to keep these amenities for the residents. There are a lot of things we are doing in the background to try to make it work. The new Maverik down the street didn't help our cause. Chairman Dave Robinson stated so the reason for this is to help lower those rent costs to get to profitability to help those businesses.
MOTION: Commissioner Doug Clifford moved to approve recommendation of Canyon Crossing Amended Preliminary Plan, located at approximately 1175 Snow Canyon Parkway, Sam Patel/Canyon Crossing Investments, LLC Owner/Applicant.
SECOND: Commissioner Perry Brown
VOTE: The motion carried.
| Chairman Dave Robinson |
AYE |
| Commissioner Perry Brown |
AYE |
| Commissioner Derek Larsen |
AYE |
| Commissioner Doug Clifford |
AYE |
| Commissioner Pam Gardiol |
NAY |
Commissioner Pam Gardiol stated that Doug Clifford's comments have been addressed and is the most recent version. Commissioner Doug Clifford inquired if we were using the budget or population analysis as the old format or as a new exhibit? Mike Haycock stated they can be plugged into Chapter Two. Then you don't lose the history because that is relevant. Add in Black Desert Resort to get the commentary to 2023 and the effect it will have on the economy. Commissioner Pam Gardiol stated these two sections, the budget and the population analysis are updated and ready to move forward on, but Commissioner Doug Clifford wants to table these for tonight and read them before tomorrow's work meeting. Mike Haycock stated on these sections there shouldn't be a lot of comment or debate. These are the professional handouts that Cade Visser and Chuck Gillette have researched. Chairman Dave Robinson stated he does like leaving the previous history in there because it is nice to compare those projections. Commissioner Doug Clifford stated that we make assumptions based off of that data. Chapter Two proposing we keep the first paragraphs to economic future of Ivins City and add up to 2023 in this document. Commissioner Pam Gardiol stated she thinks these sections are ready to move forward. We can read through them tonight and approve them tomorrow. Mike Haycock stated on the existing General Plan he is proposing to keep the first few paragraphs of Chapter Two about the growth up to the economic future of Ivins City. It talks about the history and that is where we should add up to 2023. That is important information we want to hold onto. Chairman Dave Robinson stated he agrees. Commissioner Perry Brown stated that it could use some editing, but we agree in principle that we are adding to that section. Commissioner Doug Clifford stated his changes are in red and he moved some information around to make points more concise. We had a lot of duplication. We aren't expecting to have a one-size-fits-all building plans in our community. That is why we have zoning, to have variety. Neighborhoods are important and we want to emphasize that concept of variability of the styles that people choose to live, but we do not require the entire City to be uniform. The concept of neighborhood is what he tried to add while he was going through this. The next change is "create unique neighborhoods emphasizing open spaces that allow residents who recreate, talk and support each other and work collaboratively for the common good. We have a wide variety of recreational opportunities." Commissioner Pam Gardiol stated she would recommend editing that sentence to say "we create neighborhoods emphasizing open spaces where residents recreate, talk and support each other to work collaboratively for the common good." Chairman Dave Robinson stated we are not the body that creates. Commissioner Pam Gardiol stated that nothing gets built without a permit, so ultimately the buck stops with the City on what is being created. Mike Haycock stated the City doesn't do the details of a neighborhood. Chairman Dave Robinson stated the word "create" becomes a stumbling point. Commissioner Pam Gardiol stated the vision is aspirational. The way it is implemented is not listed in the vision. There are always going to be constraints, whether legislative or financial. Chairman Dave Robinson stated he is a creative person. He builds things all the time. The City does not create these subdivisions by any stretch. They don't create what is inside of them. They govern what is going on. Commissioner Pam Gardiol stated that "our vision is that we have neighborhoods." Chairman Dave Robinson stated he likes that. Commissioner Doug Clifford stated he wants a word like "unique" in there to show that neighborhoods can be quite different. Commissioner Pam Gardiol stated that "we have unique neighborhoods." Commissioner Doug Clifford on Vision Goal A say "remains" rather than "becomes." Ivins is a safe community and we want to remain that way. Commissioner Pam Gardiol stated that we need statistics from the Police Department that we are where we want to be. Strike the word "truly." Commissioner Doug Clifford stated he agrees. Those statistics would be down in our action boxes and departments can set those and have them as part of the Plan in the future. On the public Service supporting objective say "developments are paying their proportional share." Next is "analyze and budget" instead of "set targets for future levels of service." We have a transportation section and so instead of "continues to support and promote public transportation," we already have that section. Commissioner Pam Gardiol stated we discussed leaving it there because one of the public services was transportation. Commissioner Doug Clifford stated it seems like a duplicate of what is in the transportation section. We can leave it in. In the "we belong here" section, he suggests it to say "maintain a strong sense of place and individual identity for all Ivins neighborhoods" versus "City." Commissioner Pam Gardiol stated there is more to a City than just neighborhoods. Ivins is all neighborhoods, gathering places. She recommends that the word "City" should stay. Commissioner Doug Clifford stated people can read that and think we have one identity. We can have very different interests. Ivins should have a place for everybody. Chairman Dave Robinson stated that is written into it though as "a place of individual identity." Commissioner Perry Brown mentioned that Commissioner Pam Gardiol had stated it is all aspects of the community, so there needs to be more than just residential brought into this. Commissioner Derek Larsen stated that he lives in Ivins because of his neighborhood. Commissioner Pam Gardiol stated if we review the supporting objectives to Goal Three it seems to be talking about the City at a meta-level. The idea of neighborhoods is important. Do we want to recommend changing the goal or adding a bullet or put it somewhere where it aligns with that? If we look at maintain a strong sense of place and stop there and look at the objectives, those are all elements of a sense of place. Maybe another bullet here is something that is related to diverse kinds of neighborhoods to reinforce that it is a sense of place. Mike Haycock stated we easily have four different kinds of communities here, and all of them fit within Ivins. They all meet the General Plan and are welcome in Ivins. Commissioner Pam Gardiol stated then the supporting objective would be to "encourage diverse neighborhoods" and complete that sentence. Then neighborhoods is under a supporting objective as well. Chairman Dave Robinson stated the goal moves down into the supporting objective. Commissioner Pam Gardiol stated she will play around with that sentence. So Goal Three would be "Maintain a strong sense of place." Then a bullet to "encourage diverse neighborhoods with individual identity" or something like that. Commissioner Perry Brown stated try it and see. Let's use the word "variety." "Diverse" is overused. Commissioner Pam Gardiol stated in Goal Five change "unique" to "distinctive." Commissioner Doug Clifford on Goal Five the part about washes, there are too many "naturals." He took one out so it reads better. Next he recommends "building design." It said "scales." Commissioner Pam Gardiol stated so that buildings weren't four stories high. Scale is included in design. Commissioner Doug Clifford stated next is encourage preservation of additional open space and lava beds and "traditional agricultural properties." Commissioner Pam Gardiol inquired how about legacy? Chairman Dave Robinson stated most agriculture is not being used that way. It is just open land. There is very little agricultural happening on those parcels anymore. Commissioner Doug Clifford right now the ones that are there, have historically been there. Adding to the night sky, he said "while still maintaining neighborhood safety." Under water development objectives, it says "work with the Washington County Water Conservancy district to develop and promote a fair and equitable comprehensive plan" to make sure it happens. "new homes for projected buildout.:" We need to be looking at the long-term view of how Ivins is going to look and that they are consistent with all our plans, which includes population growth and recycling of water. Strike out the bullet about promoting water conservation in existing developments. His change makes it the same as the first bullet. "Encourage conservation and efficient use of recycled water, desert landscaping and application of other applicable technologies." Commissioner Pam Gardiol stated if we say "efficient use of water" that would include all kinds of water. Commissioner Doug Clifford stated that recycling water is a huge part of our plan. Commissioner Pam Gardiol stated "encourage conservation through efficient use of recycled water, desert landscaping and other applicable technologies." Commissioner Perry Brown stated we could just say "including recycled water" to put emphasis on it. Commissioner Doug Clifford stated that "require" instead of "encourage." Then cross out the bottom bullet. We carefully plan for "growth" instead of "change." Commissioner Pam Gardiol stated that in the Strong Towns book and the handout she sent speaks to why the word "growth" is not the best word to use. The theme of this book is that most of the cities in the United States are going bankrupt because we have adapted to supporting financial requirements by having growth. What happens when a community is built out? Another article from Dr. Herman Daly, an Emeritus Professor at the University of Maryland's School of Public Policy and economist for the World Bank says that "growth is an idol of our present system." That is what we think without considering the ramifications of it. The words he recommends is "development, change or transformation" to address the transformation of a community and all of the aspects, but going away from the word "growth." These bullet notes come from that book. Chairman Dave Robinson stated that "change" can stay. "Transformation" is okay, but people think that is a scary word. Commissioner Doug Clifford stated that another word is "adaptation." Mike Haycock stated we can't stop growth because there are personal property rights. We prepare for growth so we will be ready when it comes. The State wants us to have our laws set in place so that the laws can be applied to a subdivision and it can be in the administrative part of the code. Commissioner Pam Gardiol stated maybe our word is "sustainability." Growth is a subset for that. This author also says that our responsibility is to be economically viable and sustainable. The overarching word is sustainability and change and adaptation. Chairman Dave Robinson stated he likes "sustainability." Commissioner Doug Clifford stated he likes "adaptability." It says that we are going to have to change our attitude and the way we approach things. It is highly likely that within a decade the United States will be at zero population growth. If you read case studies for Japan and other countries, he now wouldn't recognize rural Japan. It is a ghost town. The cities have grown, but no new people are moving into those rural areas. They import people for services from the the Philippines and are allowing them work visas. Commissioner Pam Gardiol stated "we carefully plan for sustainability, adaptability and viability." Japan plans for 100 years from now for generations they will never see. She doesn't know if that worked out, but long-term is 100 years, not 20 years from now. Mike Haycock stated that the Land Use Plan is saying we need these areas for future demands before the growth comes. Commissioner Pam Gardiol stated when Ivins is built out, land use planning is still necessary because it will change and transform. Commissioner Perry Brown stated he is questioning "viability," but as a forester who plans for over one hundred years, he agrees. Mike Haycock stated look at the land use plan and develop that according to these bullets. Commissioner Doug Clifford stated on the section that says "identify and project the growth areas that are visually, economically or geographically related to Ivins City where annexation must take place before any development could occur." Chairman Dave Robinson stated there is an annexation plan. He would like to see us annexing some additional land. This is not talking about existing areas. Commissioner Doug Clifford stated on "apply design standards to preserve the unique environmental characteristics" he added "where possible." Chairman Dave Robinson stated this one tiptoes around the State. Commissioner Doug Clifford stated that Dale Coulam said that the City Council is willing to try it. He put "strongly encourage infill." It has to be part of our plan and we do have a lot of area if we were more creative with split lots and accessory dwelling units. Commissioner Pam Gardiol stated she suggests "actively" instead of "strongly." We can measure that. Commissioner Doug Clifford stated that his last one is "protect and balance all property rights." He wrote "encourage attractive functional neighborhoods with a variety of housing types to meet both financial and aesthetic needs of a broad cross-section of residents." Commissioner Pam Gardiol stated remove "attractive." Commissioner Perry Brown stated that "aesthetic" should be spelled the same in all places in the document. Commissioner Doug Clifford stated next is "accommodate subdivisions providing Moderate Income Housing." Commissioner Pam Gardiol stated rather than accommodate, we "include subdivisions which provide Moderate Income Housing." Chairman Dave Robinson stated that sounds okay. Commissioner Doug Clifford stated next he has "incentivize developers to provide modest open spaces within subdivisions to accommodate outdoor living experiences for residents. Commissioner Pam Gardiol stated remove "modest" because we can't measure that. Then change that sentence to "outdoor living experiences for the community." Commissioner Doug Clifford stated "neighborhood" should go in there. Mike Haycock stated people pay a park impact fee that goes to new community parks. Commissioner Pam Gardiol stated he wants spontaneous gathering places, like a picnic table. Chairman Dave Robinson stated or a dog park. Commissioner Pam Gardiol stated if we say "encourage development" rather than just limiting it to subdivisions. Chairman Dave Robinson stated the next comment is crossing out "preserve" and putting "enhance." Commissioner Doug Clifford stated the next one is "encourage preservation of areas that highlight a rural lifestyle." Mike Haycock stated be careful this one doesn't get weaponized. There needs to be balance in this wording also. Commissioner Pam Gardiol stated it says "encourage." Commissioner Doug Clifford stated unless protected, it is developable by its owners. Commissioner Perry Brown inquired what is really rural about this community? Is that your lifestyle? It may have once been, but it isn't anymore. Mike Haycock stated that is why we do the General Plan every five years to try to balance that. Commissioner Perry Brown stated that from his standpoint, Kayenta is not considered rural. Commissioner Pam Gardiol stated and yet, it was one thing that was very important to people in the survey. That goes back to variety of neighborhoods. Chairman Dave Robinson stated if you asked many of the Kayenta residents, they'd say yes they are in rural. Commissioner Doug Clifford stated no curb and gutter. Chairman Dave Robinson stated people say rural because they want the open space. Commissioner Pam Gardiol stated leave it to City Council to decide and it will foster their discussion. So "encourage the preservation of areas that highlight a rural lifestyle consistent with the local heritage." Commissioner Doug Clifford stated leave it as highlight. Chairman Dave Robinson stated so leave it as Commissioner Doug Clifford has it. Commissioner Doug Clifford stated the last one is "use land use zoning to provide neighborhood densities that support a broad range of housing costs that allow for ownership by those who desire to live and work in Ivins." The State will make sure this one is in here. Commissioner Pam Gardiol stated change it to "prices" instead of "costs." Chairman Dave Robinson stated "prices" makes more sense. That is the end result. Commissioner Doug Clifford stated that in section G we have already talked about this whole section. Chairman Dave Robinson stated it seems repetitive. Commissioner Doug Clifford stated Delete G. On Section H delete "spectacular" and change to "connected." Commissioner Pam Gardiol stated maybe "integrated." Chairman Dave Robinson stated either of those words work. Commissioner Pam Gardiol stated strike the word "eventually." Commissioner Perry Brown stated delete "diverse" on the first bullet and on the third one "work closely with schools", not the district. We have others that are not in the district. The other bullet he would like to delete "develop" and change to "maintain" and change "Ivins reservoir" to "Firelake Park." It is already developed. Chairman Dave Robinson stated we don't know enough about the new reservoir to put anything in here. Commissioner Doug Clifford stated on Section I instead of "seek to create" put "support." Mike Haycock stated add "develop in our Land Use Plan commercial areas where businesses can thrive and residents can gather." Commissioner Derek Larsen stated strike the last one and leave the others on Goal 13. Change "efficiently" to "effectively." Chairman Dave Robinson stated eliminate "commercial." "Hospitality" means a lot of things. Commissioner Pam Gardiol stated it is specific to this element and she recommends leaving it the way it is. Chairman Dave Robinson stated that "effectively manage revenue sources" is already been dealt with, so that can be stricken. Mike Haycock stated that Chapter One previously had an introduction and Chapter 3 is Visions and Goals. Tomorrow 4 pm think about how you want this set up to format. Chairman Dave Robinson stated that at tomorrow's work meeting we can talk about formatting. Commissioner Pam Gardiol stated there are still other chapters in this General Plan we have not even discussed.