118 Lion Blvd PO Box 187 Springdale UT * fax

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1 118 Lion Blvd PO Box 187 Springdale UT * fax MINUTES OF THE SPRINGDALE PLANNING COMMISSION REGULAR MEETING ON WEDNESDAY, SEPTEMBER 20, 2017, AT 5:00PM AT SPRINGDALE TOWN HALL, 118 LION BLVD., SPRINGDALE, UTAH. Meeting convened at 5:03PM MEMBERS PRESENT: Chair Liz West, Randy Taylor, Allan Staker, Joe Pitti, and Cindy Purcell representing Zion National Park EXCUSED: Mike Marriott and Jerry Giardina ALSO PRESENT: DCD Tom Dansie, Associate Planner Toni Benevento and Town Clerk Darci Carlson recording. Please see attached list for citizens signed in. Approval of Agenda: Motion made by Joe Pitti to approve the agenda; seconded by Randy Taylor. Commission discussion and announcements: Ms. Carlson announced a public website training/orientation session would be held this Friday from 12pm to 2pm at Town Hall. Mr. Dansie said a listening session for the VR subzones had concluded and the community had provided valuable feedback. Staff would prepare a detailed summary. Mr. Dansie said most people were comfortable with the existing development standards and did not feel there was a significant need to change. Mr. Dansie provided an update on the SR-9 project. Project bids came in more than 10% over the engineer estimates so UDOT went to the Utah Transportation Commission to ask for additional funding. The funding request was approved and Sunroc was the contractor. Construction would begin as scheduled on October 16, The contractor would have a public involvement specialist to communicate with residents and keep them informed. Mr. Dansie said the paid parking pilot program had seen significantly higher usage since the recent rate change. Visitors were still seeking free spaces but the paid parking was being utilized more. Mr. Taylor noted that in the south side of Town, some cars had parked at an angle. Mr. Dansie commented if there were sections of particular concern the Town could install signage indicating only parallel parking was allowed. After the SR-9 project and installation of curb, gutter and sidewalk, there were would be better parking definition. Action Items Public Hearing - Ordinance Revision: Changes to multiple sections of Title 10 of the Springdale Town Code removing conditional use permits and processes from the code: Mr. Dansie said this ordinance revision was comprehensive and in-depth. In summary, the changes would remove the conditional use process (CUP) in the Town code. Those uses which currently required a CUP would either become permitted, or be prohibited. Based on the complexities of CUP s in Utah law, and advice from the Utah League of Cities and Towns, the goal was to make processes more predictable and straightforward. Approved Minutes of Springdale Planning Commission September 20, 2017 Page 1

2 Commission questions: Mr. Pitti asked for clarification about standards concerning home occupancy and the number of daily visits allowed. Two sections addressed home occupations: 10-7A and and contained clarifying language specifying only five customer visits per day were allowed. Public questions: Alan Jensen asked if the intent of the home occupation language was to control or prohibit visits to a home business. Mr. Dansie affirmed and said anyone who used their home as an office could continue to provide service outside the home as much as they liked. Motion made by Joe Pitti to open public hearing; seconded by Liz West. Public comment: None were made. Motion made by Joe Pitti to close public hearing; seconded by Randy Taylor. Commission deliberation: Ms. West said the draft reflected what was discussed. Mr. Pitti expressed the changes were good and was a long time coming. This alleviated ambiguity in the CUP process. Motion made by Randy Taylor recommend approval to the Town Council for ordinance revisions changes to multiple sections of title 10 of Springdale Town Code removing conditional use permits and processes for the code: seconded by Joe Pitti Public Hearing - Design/Development Review: Demolition of existing 4-unit lodging building and construction of new 4-unit lodging building at the Cliffrose Lodge, 281 Zion Park Boulevard Breck Dockstader Scott Duffin, project engineer, and Bill Western, project architect, were in attendance to answer questions. The proposed project removed an existing four-unit building on the southwest boundary and replaced it with a new structure that included two suites and a spa facility. The proposal complied with the development standards for the Village Commercial zone. Mr. Dansie noted the proposed building was in the special flood hazard area and therefore was regulated by the flood hazard overlay zone. Since the building would have a basement, all areas below the base flood elevation would need to be flood-proofed. Dawni Udall was an adjacent property owner concerned with construction impacts. She had submitted a comment letter (Attachment #1) for the Commission s consideration. Commission questions: Ms. West asked about the grade of the access route. Mr. Dansie said the driveway could be approved as existing but indicated the fire marshal would review for fire code compliance. Mr. Staker questioned the waterproof methods for the basement area. Mr. Duffin was unsure of the specifics however he said they would comply with all requirements. Approved Minutes of Springdale Planning Commission September 20, 2017 Page 2

3 Mr. Taylor asked if there was another construction access besides the driveway next to the Tribal Arts building. Mr. Pitti mentioned a shared easement off Hummingbird Lane. Mr. Duffin indicated Breck Dockstader would likely discuss using this alternative access with the property owner. Given the concern expressed by Ms. Udall about potential damage during construction, Ms. West recommended the use of orange construction fencing. Mr. Duffin said they planned to raise the driveway and construct retaining walls to be more compliant with fire codes. This would be coordinated with the Tribal Arts building. Regarding parking, Mr. Duffin said the new building would have seven stalls, including a designated handicap stall. The spa portion of the building was 2,529 square feet. Mr. Taylor asked about the Springdale trail, which currently ended at the building. He asked if there was consideration to take the trail to the property line. Mr. Dansie said the Dockstaders had verbally committed to extending the trail. Now would be a good time to solidify that commitment. The intent was to bring the trail up to Hummingbird Lane and provide a connection to the shuttle stop at the bottom of Lion Boulevard. Mr. Pitti said the goal was to have a continuous trail throughout the community. Mr. Dansie suggested an easement be formalized so there was guaranteed access. Mr. Western asked if there were trail design specifications. Mr. Dansie indicated the Town preferred a 10 wide, hard surface trail. If any wall was built, the adjacent property owner requested it be built on the Cliffrose-side of the property. Mr. Duffin indicated Mr. Dockstader would coordinate with the adjacent property owner. Public questions: None were asked. Motion made by Joe Pitti to open public hearing; seconded by Liz West Public comment: Alan Jensen asked about the privacy wall and questioned if Town ordinance required or prohibited walls in certain locations. He was specifically concerned about white vinyl fences. Ms. West said there were design standards that regulated walls and fences. Mr. Dansie said the code did not allow white or vinyl fences. Motion made by Joe Pitti to close public hearing; seconded by Liz West. Commission deliberation: Ms. West said it appeared requirements were met but she questioned parking. If the spa was a general commercial use, more parking spaces may be required. Mr. Dansie said this would be a clarification for the applicant. The staff report assumed the spa was a hotel amenity and not a stand-alone commercial facility that non-hotel guests could use. Mr. Taylor asked about employee parking. Approved Minutes of Springdale Planning Commission September 20, 2017 Page 3

4 Mr. Dansie clarified the new building did not increase the unit count therefore employee parking was already provided with the existing building. Ms. West asked if use of the spa was restricted to hotel guests only or open to the public. Mr. Western could not answer specifically, but felt they wouldn t turn away other patrons. The Commission discussed the possible need for additional parking if the spa was a new public commercial area. Mr. Dansie said parking calculations were done on the property as a whole. Staff would conduct an additional analysis however he anticipated the employee parking was sufficient. Motion made by Joe Pitti to approve the DDR for the Cliffrose Lodge at 281 Zion Park Boulevard for the demolition and the new building. The Commission has determined that the applicant has met the design standards for the Village Commercial zone and has reviewed codes in 10-11B under Village Commercial zone, as well as Architectural Standards of Design, and find the building size, setbacks, building height, landscape, illumination, colors and materials, and unit count all comply with the standards of the VC zone and that the proposed structure meets design elements and the architectural standards. With the following conditions: 1) the applicant must submit a flood plan development permit detailing compliance with the requirements of the flood hazard overlay zone prior to a building permit being issued; 2) if the applicant determines the spa is a commercial use for guests other than the hotel they will have to submit a parking plan to accommodate for that use; 3) that the applicant will put up a orange barrier fence between the properties to help alleviate any traffic or damage to the adjacent property line; 4) and, that the applicant will also engage in a conversation with the Town in regards to completing the trail system on the property; seconded by Liz West. Sign Permit: Best Western (former Canyon Ranch), 668 Zion Park Boulevard Ms. Benevento said the request was for a free-standing monument sign and the applicant was very willing to comply with all the sign standards. The placement of the sign would be close to the same spot as the old sign. The background would be completely opaque and only the sign copy would be lit at night. The applicant agreed to a light temperature of 3000K and copy would be light gray. Ms. Benevento would work with applicant on setback. According to current standards, the rock monument portion of the sign could be as large as the applicant wanted but could not be taller than twelve feet. The Commission was pleased the applicant worked with the Town on light temperature and colors. Motion made by Joe Pitti to approve the sign permit for the Best Western Zion Canyon at 668 Zion Park Boulevard. The Commission has determined the size, height, color and materials, illumination, and placement falls within the guidelines required by signs in the Town code. With the following condition: 1) the application will meet with the DCD to determine the exact location of the sign and that it doesn t infringe on the right-of-way; seconded by Liz West. Sign Permit: Porter s Smokehouse and Grill, 897 Zion Park Boulevard Jacob Cochrane- Ms. Benevento said this sign replaced the Wildcat Willie s sign and was located in relatively the same position on the monument. Only the Porter s sign would be on the rock monument. The sign material was Approved Minutes of Springdale Planning Commission September 20, 2017 Page 4

5 painted metal. It was externally illuminated and the applicant would replace the bulbs with 3000K temperature bulbs. Motion made by Liz West that the Planning Commission approve the sign application for Porter s Smokehouse and Grill at 897 Zion Park Boulevard, Springdale. The motion is based on the following findings that the application meets the ordinances in Chapter Signage, and the size, height, color and materials, illumination, and placement are all met; and that the applicant will replace the current lightbulbs with 3000K or less; seconded by Randy Taylor. Sign Permit: Canyon Springs Subdivision Mike Marriott & Monarch Property Management Ms. Benevento said a subdivision sign could only be 4 in height and placement must be 6 from public right of way. This sign would be placed at the entrance before the bridge on Canyon Springs property. Mr. Taylor asked about space to turn around. Ms. Benevento confirmed there were spots to turnaround. The applicant was unsure about illumination, however they considered internal illumination with off-white lettering and less than 3000K color temperature. Mr. Pitti indicated the design was good but had issue with the content. He likened it to a virtual invisible fence and mentioned there was trail access in the subdivision. Ms. Purcell said this was wilderness area for the Park and there were no maintained trails through this subdivision. If someone from the public wanted to walk through to access the wilderness area they could. Mr. Pitti said code section (C) prohibited gated communities. He felt the sign language gave the impression of a private, gated community. Mr. Dansie said Canyon Springs was a private development and the roads were owned and maintained by the homeowner s association. The subdivision plat map included trail easements for Johnson Mountain and the River Park area. Mr. Dansie mentioned the Town did not have the ability to regulate sign content. Mr. Taylor said when on the River Trail, there was a gate and no trespassing sign at the Canyon Springs property line. Mr. Pitti questioned this sign as well. Mr. Pitti suggested the Commission table the item until the Town talked with legal whether the public could be cut-off from the trails. If trail easements were on the plat map, Mr. Taylor felt people could not be shut off. Mr. Staker wanted to see the plat map with easements. Motion made by Joe Pitti to table the sign permit for the Canyon Springs subdivision sign with the request the DCD provides the Planning Commission further information regarding the easements in the subdivision and access to the trail heads; seconded by Liz West. Consent agenda: The Commission thanked both Ms. Carlson and Ms. Brown for their work on the minutes. Motion made by Liz West that the Planning Commission approve the consent agenda minutes for August 16 th and September 5th; seconded by Joe Pitti. Approved Minutes of Springdale Planning Commission September 20, 2017 Page 5

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7 Approved Minutes of Springdale Planning Commission September 20, 2017 Page 7

8 Attachment #1 - (2) pages 09/20/ Zion Park Blvd Springdale, UT Sept 17, 2017 To Springdale Planning Commission: Regarding Design & Development Review for Cliffrose Lodge, 281 Zion Park Boulevard Please ensure there is an adequate access and parking plan for these facilities that does not include the use of our property. The plan needs to address the short-term demolition and construction phases as well as the long-term occupancy/use phase. This is the same request we made in 2002 (see attached) when the building that is now being demolished was constructed except that we now have experience to support our initial concerns. During the brief period when our side of the driveway was not blocked, our building, fence and walls were hit by vehicles on a regular basis. The impact to our property made it necessary for us to close our side of the driveway. Big demolition and construction equipment just presents opportunity for even more substantial damage than that of smaller vehicles. We do not intend to have our driveway unblocked or used at any time during the proposed demolition, subsequent construction or future occupancy/use of these facilities. In addition to protecting our structures from damage, we are not willing to expose ourselves to the potential liability for injuries resulting from the use of a very steep and unlit driveway by Cliffrose guests or the public. Since we created the soft barrier to our driveway, foot traffic along with kids on bikes and skateboards has been substantially reduced. We are also concerned about the 8-foot wall that Cliffrose has proposed (per an August received from Breck) putting between our driveways from SR9 to the back of the property. Again, since we created the soft barrier in our driveway, our building, fence or walls have not been hit and risk of injury on our property has been greatly reduced. Consequently, we have no need for, or interest in, an 8-foot wall. If Cliffrose chooses to build their wall, it is to be located exclusively on their property along with being built and maintained entirely by them. We request all set-backs per City code be incorporated into the permit. Thank you for the opportunity to submit our concerns to you for consideration as part of the plan review. Sincerely, Dawni Dawni Udall Ruesch Properties LLC Attachment: 2002 letter to the Director of Community Development

9 Springdale, Utah May 24, 2002 Director of Community Development Town of Springdale Re: Design Development Review for meeting/conference facility on property located at 281 Zion Park Boulevard Please ensure there is an adequate access plan for construction equipment and material as well as supplies and people subsequent to construction that does not involve my driveway. It is not maintained or insured for anything except my occasional personal use and consequently not available for access to the proposed facility. Thank you, Dawni Udall Ruesch Properties, LLC