LA VERKIN CITY PLANNING COMMISSION
Wednesday, July 8, 2015 6:00pm
City Council Chambers, 111 South Main Street
LaVerkin, Utah 84745
Present: Chair Pro Tem Karl Benson; Commissioners: Allen Bice and Hugh Howard; Staff: Kyle Gubler, Derek Imlay, Kevin Bennett and Christy Ballard; Public: Connie Wallin and Duane Fielding-Accuform, Richard & Ruth Hirschi, Steve & Judy Young, Beatrice Macier, Gwen Moon, Clay & Sharna Adams, and John & Rose Valenti.
Commissioners Anna Andregg and Kelly Wilson have been excused.
I. Call to Order: Chair Pro Tem Karl Benson called the meeting to order at 6:00pm. The Invocation and Pledge of Allegiance was given by Allen Bice.
II. Approval of Minutes:
Commission may approve the minutes of the June 10, 2015 regular meeting.
Motion was made by Commissioner Allen Bice to approve the June 10, 2015 regular meeting minutes, second by Commissioner Hugh Howard. Howard-yes, Bice-yes, Benson-yes. Motion carried unanimously.
III. Approval of the Agenda
Motion was made by Commissioner Hugh Howard to approve the agenda as written, second by Commissioner Allen Bice. Bice-yes, Howard-yes, Benson-yes. Motion carried unanimously.
1. Beautification/Trails Committee-Commissioner Bice reported Dumpster Days are July 17-18. They are discussing the possibility of hosting a Main Street Clean-Up in October instead of a State Street Clean-up since the State Street Project will have just ended.
2. Director of Operations-Kyle passed out the Affordable Housing Plan done by Five County Association of Governments. This is a draft copy for the Commissioners to review. It is the City’s responsibility to include this in the General Plan. There are some comments that need to be reviewed to see if there are any changes the Commissioners would like to make before it moves on to the City Council.
The Plan was done by submitting a survey to the citizens so there are some contradicting statements.
This will be an agenda item in the future.
Derek reported the Commissioners will also be seeing a staff approved proposal to change the current Parking Ordinance and height restrictions for buildings. A second hotel wants to go in across Main Street from the current hotel. They are requesting a 109 room, four-story hotel and the Code does not allow for that.
The State Street Project is moving forward, they should be putting the final layer of asphalt down this week and have it striped the first of next week. At that point, the cones will be moved into the center lanes with a south bound and north bond lane on either side for traffic so they can work on the concrete collars and manholes. They will also start working on the side streets. The project should finish the second week in August. To get the project back on schedule, the amount of work planned for the east side has been cut.
Kyle explained our current Parking Ordinance would require a hotel with 109 rooms to have 160 parking stalls. That is more than surrounding cities require. The hotel project would like to be completed by mid-summer 2016 so we may need to hold the second Planning Commission meeting this month.
V. Public Hearing:
1. An Ordinance amending the City Zoning Map of and for the City of
La Verkin, rezoning from One Family Residential (R-1-8) to General Commercial (C)-the property bounded on the south and west by 200 North and 180 West streets. See public notice dated June 20, 2015.
Duane reported Accuform Plastics has been in business since 1981 in Hurricane and has about 24 employees, half of which live in La Verkin, and the company is growing. They manufacture various plastic parts. He went over the proposed layout of the property, with the landscaping, parking and building location on the parcel.
There is no odor from the plastic, they don’t actually melt it just heat it to the point it is able to be molded. One hundred percent of their waste is recycled. Hours of operation are Monday-Friday 6:30am-2:30pm; that could be extended until 5pm with an occasional 8pm and some Saturdays until noon.
The zoning for this property is R-1-8 and would need to be changed to General Commercial.
The delivery trucks are mainly UPS/Fed Ex with one semi-truck delivering plastic every three weeks.
The City does require they put in curb, gutter and sidewalk the length of their property. They would also be required to pave half of the road plus an additional 10 feet on their side of the street.
A citizen asked what the zoning difference was between commercial and industrial and if this change would hurt the value of their property.
Kyle explained La Verkin does not have an Industrial Zone we only have General Commercial. There are several businesses similar to this already in the City and the property value of surrounding homes have not been affected.
Derek said there would be fencing along the back of the property but not along 180 West, it will widen that road though.
Duane explained his current building is too small. The proposed buildings will be 20-foot steel buildings with rock and stucco in the front for the office. There are no current plans for the back of the property.
The only traffic the business generates is UPS trucks a couple times a day and diesel trucks a couple times a week to load/unload.
There is not much noise from the business; they are placing the storage building closer to the homes to help block what noise they do make and the compressors will be in a shed.
The business does not produce any dust or smoke.
Commissioner Benson reported the Planning Commission is currently working on a new Transition Zone that would include this parcel.
The public hearing opened at 6:36pm.
Gwen Moon-quoted from a newsletter sent to residents in July the portion talking about the City logo and its reference to being a beautiful valley and our water resources, ending with the need to be careful with our use of the precious resource. She then went on to say water is not the only precious resources we have. We have been blessed with an amazing, pristine air quality compared to other cities in the State and Nation. The beauty and fertility of our natural environment is unsurpassed. She wondered if it is true progress if it costs us our health, piece of mind, quality of life, and that of future generations. She asked they consider life and harmony in relation to these precious God given gifts that sustain our lives. So that someday our grandchildren may proclaim we are the beneficiaries of the wisdom and the foresight of our forefathers and give thanks. In this spirit, she respectfully requests the zoning of this property remain as it is. Please protect and preserve our proud past and promising future and maintain the integrity of our name, La Verkin-the beautiful valley.
Ruth Hirschi-She has lived on 180 West for 30 years. A few years ago, they were asked to vote on changing the property from residential to commercial and they didn’t want to do it then for most of the same concerns they have now. She does not want to look out her front window at a business. She feels this is a wonderful business, she wishes La Verkin had an Industrial zone for it to go in. She does not want her front yard to face that Industrial Park. If she had a vote, she would not change the zoning.
Sharna Adams-She would like to second Ruth Hirschi’s comments. She doesn’t want to see a business right across the street from her. She knows the business will try to keep parking off the street but she doesn’t think that will actually happen. She feels parking along the street will cause many issues.
Beatrice Macier-This business would be in her back yard so she would like to vote no for the zone change.
The public hearing closed at 6:41pm.
1. Discussion and possible action to recommend approval for an Ordinance amending the City Zoning Map of and for the City of La Verkin, rezoning from One Family Residential (R-1-8) to General Commercial (C) the property bounded on the south and west by 200 North and 180 West streets.
Commissioner Bice pointed out he grew up in La Verkin and could walk from the Council Chambers to his home on 500 West through pastures and orchards. If La Verkin would have stayed that way, he would not have been able to move back to raise his family. Growth is inevitable. It is the job of the Planning Commission to make that growth be the best for the City. The best from a commercial aspect, La Verkin needs the revenue. As for the residents, the Planning Commission is working on a Transition Zone that will be a buffer from commercial to residential. In that Transition Zone people will be authorized to mix certain types of businesses and residential, this property will be included in the Transition Zone. This zone change fits with that. Once a parcel is zoned for business, if the business meets the requirements they will be allowed, whether we like them or not. He feels this business will fit LaVerkin; he likes what they are planning for the parcel.
Eventually all of the big fields in La Verkin will become something.
Steve Young-doesn’t feel there will be a problem with this business as long as they follow the City’s requirements and keep the area looking nice. The only thing that concerns him is that 180 West will turn into a racetrack.
Commissioner Howard feels the business will improve the property. He likes the City to be business friendly and encourage people to come to La Verkin. The residents seem to be concerned with what it might be rather than what will be. He is in favor of the zone change.
Commissioner Benson mentioned the Transition Zone is for the transition from commercial to residential and will most likely include multi-family housing, low impact business or possibly a business like this. As long as the zoning is there and the business fits within the regulations, they will be allowed. Sometimes we prefer the devil we have verses the devil that might be. The Transition Zone will be all along SR9.
Gwen asked if Environmental Impact Studies were required and if so, has one been completed for the plastic factory. So many health issues come back to pollution in the air. Whether or not you can smell the plastic being melted, pollution is still there.
Kevin replied there are no legal requirements for an Impact Study to be done.
Duane explained the plastic is not melted, only heated to the point it can be molded.
Commissioner Benson mentioned he majored in Chemistry and is aware of Polymers and when they get hot, they will give off emissions that are not healthful. There needs to be somewhere you deal with the vapors that come off the plastic.
Duane replied there is a ventilation system.
They have been in California and had no problems with the emissions. OSHA has also been in their building and said the ovens have no impact.
Kyle stated the property owners want the zone change contingent upon the sale of the property to Accuform.
Motion was made by Commissioner Allen Bice to recommend approval to the City Council for an Ordinance amending the City Zoning Map for the City of La Verkin, rezoning from R-1-8 to Commercial the property bounded on the south and west by 200 North and 180 West streets, pending the sale of the property.
Motion dies for lack of a second.
Motion was made by Commissioner Hugh Howard to table this item, second by Commissioner Allen Bice. Howard-yes, Bice-yes, Benson-yes. Motion carried unanimously.
Motion was made by Commissioner Hugh Howard to adjourn, second by Commissioner Allen Bice. Bice-yes, Howard-yes, Benson-yes. Motion carried unanimously at 6:56pm.
Minutes taken on behalf of the City Recorder by Christy Ballard.