Planning Commission Meeting

WEST VALLEY CITY PLANNING COMMISSION MINUTES June 22, 2011 The meeting was called to order at 4:00 p.m. by Vice-Chairman Phil Conder at 3600 Constitution Boulevard, West Valley City, Utah WEST VALLEY CITY PLANNING COMMISSION MEMBERS Harold Woodruff, Jack Matheson, Phil Conder, Joe Garcia, and Barbara Thomas ABSENT: Brent Fuller, Terri Mills, Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Ron Weibel, Steve Lehman, and Nichole Camac WEST VALLEY ADMINISTRATIVE STAFF: Claire Gillmor, Assistant City Attorney AUDIENCE Approximately four (4) people were in the audience West Valley City Planning Commission June 22, 2011 Page 2 CONDITIONAL USE APPLICATIONS C-17-2011 Ut Nguyen 1920 West 3500 South International Market Center C-2 Zone (1.19 Acres) The applicant, Ut Nguyen, is requesting a conditional use for a shopping center. The application was continued from the June 8th meeting to allow time for the applicant to submit more detailed building elevations and review a possible pedestrian access from the shopping center to the residential neighborhood to the north. However, upon further review of the site plan there appears to be a discrepancy in the property description. Therefore, the applicant will need some time to resolve the site plan issues and redesign the site accordingly. Therefore, staff recommends that this item be continued until those matters are resolved and an accurate site plan can be submitted. Continuance, to allow for the resolutions of any issues raised at the public hearing or to allow for a revised site plan to be submitted. Applicant: Not present Discussion: Jody Knapp stated that the applicant has requested that this item be continued indefinitely until site issues can be worked out. There being no further discussion regarding this application, Vice-Chairman Conder called the roll in favor of continuance. Roll call vote: Commissioner Garcia Yes Commissioner Matheson Yes Commissioner Thomas Yes Commissioner Woodruff Yes Vice- Chairman Conder Yes Unanimous –C-17-2011 – Continued C-18-2011 Hughes General Contractors 6651 West 5400 South M Zone 4.38 Acres This application was continued from the June 8, 2011 Planning Commission public hearing. Hughes General Contractors is requesting conditional use approval for a shop building at the existing quarry, concrete batch and asphalt plant at 6651 W. 5400 S. The property is zoned M West Valley City Planning Commission June 22, 2011 Page 3 (manufacturing) and is in an area designated by the West Valley City General Plan as light manufacturing. The adjacent properties are all zoned M. A shop building is a permitted use in a manufacturing zone. However, this site is a conditional use because of the size of the property and the types of uses on the property. Therefore, any additional development on the site has to be approved as an amendment to the conditional use. The proposed shop building will be 31,440 square feet. The building will be tilt-up concrete construction or, depending on cost, could be a prefabricated metal building. As part of a use that can only be located in a manufacturing zone, the use does not have to comply with the Commercial Design Standards ordinance. Due to the lower elevation of the proposed location for the building and a large berm along the 5400 South frontage, the building will not be visible from 5400 South. The building will be used for quarry support service only, for semi truck and heavy equipment maintenance and repair. Chapter 7-13-103(c) requires that a twenty (20) foot wide landscape buffer along the frontage of any street listed in this chapter be installed if there is substantial modification to an existing site or structure in which the estimated construction cost exceeds $50,000. In the past, the Planning Commission has requested that low water landscapes be installed along the frontage of industrial uses. Staff recommends that the applicant submit a landscape plan for review by the Planning Commission that is similar to other industrial landscapes such as what was approved for Hexcel on the north side of 5400 South. A portion of the frontage of this property on 5400 South will be affected by the Mountain View Corridor and UDOT is in negotiations now with the property owner to acquire the necessary land for the right-of-way. As this property acquisition would take a large portion of the frontage up to and including a portion of the existing berm on the east end of the property, it is suggested by staff that the twenty (20) foot landscaped setback in this area be installed south of this projected right-of-way line. West of the UDOT acquisition of right-of- way for the Mountain View Corridor and continuing to the west boundary of the property, it is suggested that the twenty (20) foot landscaped setback start at a line marking the south boundary of a forty (40) foot half width for 5400 South to accommodate future road widening. This road is currently a thirty-three (33) foot half width but is designated in the major street plan as a one hundred and fourteen (114) foot right-of-way. The next phase of improvement to this road will be made to the forty foot half width. If there is a reclamation plan that shows development on the frontage of this property within the next five years then a delay agreement may be allowed for the landscaping along that portion of 5400 South. Staff Alternatives: • Approval, subject to the resolution of any issues raised at the public hearing and the following conditions: 1. All requirements of any affected department or agency must be met. 2. Prior to the issuance of a building permit for the new shop building, the applicant shall submit a landscape plan for landscaping along 5400 South to be reviewed and approved by the Planning Commission in a study session West Valley City Planning Commission June 22, 2011 Page 4 3. Landscaping shall be installed according to the landscape plan approved by the Planning Commission. 4. Landscaping shall be installed prior to the issuance of a certificate of occupancy for the new shop building. • Continuance, to allow for the resolution of any issues raised at the public hearing. Applicant: Travis Davis 900 N. Redwood Road Discussion: Ron Weibel presented the application. Barbara Thomas asked how a reclamation plan would tie into this. Ron replied that if there is a change of development in the next 5 years, the City could enter into a delay agreement. He added that this is something that the City Council would ultimately decide. Travis Davis, the applicant, stated that he would like to keep the berm to hide the quarry but it would be difficult to meet the City’s landscaping requirements. Ron replied that there are ways the berm can be incorporated as long as landscaping meets the intent of the ordinance. Mr. Davis stated that the property owner has discussed landscaping ideas for the area and would like to match the native grasses that UDOT typically includes in right-of-ways. Jack Matheson commented that even native grasses sometimes require an irrigation system. Ron indicated that staff is not suggesting formal landscaping that would be seen in a strip small and stated that there are water efficient landscaping designs that can be done and still meet the ordinance. Phil Conder questioned if there will be a section of undeveloped land for the next 5 years until UDOT begins their project. Ron replied that incorporating the landscaping according to UDOT’s plans for the area will help the applicant from losing any landscaping that they install. Mr. Davis stated that it’s difficult because no one really knows what elevations and exact alignment UDOT will utilize for the area. Harold Woodruff stated that the ordinance requires landscaping. He stated that no one knows what UDOT will ultimately do with the area but it can’t be stopped and the City needs to enforce the existing codes regardless. Barbara Thomas agreed and stated that this area is beginning to change and the City has to do what it can to improve properties in the area. There being no further discussion regarding this application, Vice-Chairman Conder called for a motion. Motion: Commissioner Matheson moved for approval subject to the 4 staff conditions, modifying condition number 2 to state: Prior to the issuance of a building permit for the new shop building, the applicant shall submit a landscape plan for landscaping along 5400 South to be reviewed and approved by the Planning Commission in a study session. This would include landscaping 20’ outside the future 40’ half width along the westerly portion of the property and 20’ south of the proposed Mountain View Corridor right of way. Commissioner Woodruff seconded the motion. West Valley City Planning Commission June 22, 2011 Page 5 Roll call vote: Commissioner Garcia Yes Commissioner Matheson Yes Commissioner Thomas Yes Commissioner Woodruff Yes Vice- Chairman Conder Yes Unanimous –C-18-2011 – Approved SUBDIVISION APPLICATIONS S-6-2011 Condie Park Estates No. 4 Lot 406 Amended 4689 West Condie View Drive BACKGROUND: Jeff Condie is requesting preliminary and final plat approval for an amendment to lot 406 of the Condie Park Estates No. 4 Subdivision. The subject property is bordered on the north and east by existing lots in the subdivision. Property to the west is zoned residential and will be subdivided in the future as an extension to the Condie Park Estates Subdivision. STAFF/AGENCY COMMENTS: Granger Hunter Improvement District: � Coordinate existing easements and improvements. � Extend water and sewer service to the west boundary of the plat. Public Works Department � Street improvements will be required along Condie View Drive to the west boundary of the subdivision. ISSUES: � The applicant is requesting approval to amend the original subdivision in order to increase the size of the original recorded lot 406. Mr. Condie has an interested buyer who would like to construct a new dwelling but is in need of a wider lot. The proposal would be to extend the subdivision approximately 20 feet to the west. This would provide sufficient width to accommodate the larger dwelling. � The increased lot width will necessitate dedication and improvements along Condie View Drive. The applicant will also need to extend water and sewer improvements to the western most boundary of the new plat. STAFF ALTERNATIVES: 1. Approval of the Amended Condie Park Estates No. 4 Subdivision subject to a resolution of staff and agency recommendations. 2. Continuation, to address issues raised during the public hearing. West Valley City Planning Commission June 22, 2011 Page 6 Applicant: Favored: Clay Winder Jeff Thurman 10352 Rubicon Road 4432 Cape Vista Way South Jordan, UT 84095 West Valley City, UT 84120 Discussion: Steve Lehman presented the application. Jack Matheson asked if a temporary turnaround will be required by the Fire Department. Steve replied that the cul-de-sac will act as a hammerhead turnaround. Clay Winder, representing the applicant, confirmed that everything is on track. Commissioner Matheson asked who will pay for the right of way improvements. Mr. Winder replied that it would be paid for by Jeff Condie, the applicant. Jeff Thurman, the gentleman who will be purchasing this piece of property, stated that his home is being taken from UDOT for the Mountain View Corridor and he is hoping to begin construction as soon as possible. Commissioner Matheson asked what side of the property the driveway will on. Mr. Thurman replied that it will be placed on the East side of the property. There being no further discussion regarding this application, Vice-Chairman Conder called for a motion. Motion: Commissioner Thomas moved for approval subject to the resolution of staff and agency recommendations. Commissioner Garcia seconded the motion. Roll call vote: Commissioner Garcia Yes Commissioner Matheson Yes Commissioner Thomas Yes Commissioner Woodruff Yes Vice-Chairman Conder Yes Unanimous –S-6-2011 – Approved SD-1-2011 5370 West Street and Lake Park Boulevard – Dedication Plat BACKGROUND: Terry Roylance, representing Suburban Land Reserve Inc., is requesting approval to dedicate portions of property along 5370 West and Lake Park Boulevard. The purpose for the dedication plat is to provide right-of-way that is necessary for the applicant to construct a roundabout at the intersection of 5370 West and Lake Park Boulevard. STAFF/AGENCY COMMENTS: Granger Hunter Improvement District: � Standard easements and design features required. � Will need coordination of existing easements and improvements. Public Works Department West Valley City Planning Commission June 22, 2011 Page 7 � Requires design and profiles to satisfy all specifications and construction standards of West Valley City. ISSUES: The proposed street dedication is being initiated by Suburban Land Reserve Inc. A traffic study submitted as part of the Highbury Centre Subdivision indicated that a roundabout would be needed at this intersection. The roundabout would enhance vehicular traffic based on pending commercial development within the commercial subdivision. Due to the complexity of the roundabout at this T intersection, the plan was not able to be submitted with the Highbury Centre Subdivision plat. The applicant has utilized the services of a roundabout specialist to design the intersection. The design that has been submitted meets with the approval of the City Traffic Engineer. The right-of-way will be comparable with other roundabouts along Lake Park Boulevard. Although there will be subtle differences because of the T intersection, the design will allow for better traffic flow and will satisfy the recommendations outlined in the traffic study. STAFF ALTERNATIVES: 1. Approval of the dedication plat, subject to a resolution of staff and agency recommendations. 2. Continuation, to address issues raised during the public hearing. Applicant: Not Present Discussion: Steve Lehman presented the application. Joe Garcia asked if this will be a one lane roundabout. Steve replied that this will be a dual lane roundabout. He indicated that there will be a pedestrian island and will look similar to other roundabouts in the area. Jack Matheson asked if there will be a monument and Steve replied that this hasn’t been discussed yet. He stated that other roundabouts in the area do have monuments but likely due to cost this will simply be landscaped for the time being. Commissioner Matheson asked if a traffic pattern for the school has been determined for the area. Steve replied that this hasn’t been discussed with City staff yet. Commissioner Matheson commented that this may change the plat in the future. Steve agreed but added that this roundabout will be able to accommodate large volumes of traffic and is built to a commercial standard. Steve stated that the school district has purchased a large piece of property which will likely accommodate a high capacity Junior High. Phil Conder asked how this roundabout will be different from others in the area. Steve replied that it will require less right-of-way. There being no further discussion regarding this application, Vice-Chairman Conder called for a motion. West Valley City Planning Commission June 22, 2011 Page 8 Motion: Commissioner Thomas moved for approval subject to the resolution of staff and agency recommendations. Commissioner Matheson seconded the motion. Roll call vote: Commissioner Garcia Yes Commissioner Matheson Yes Commissioner Thomas Yes Commissioner Woodruff Yes Vice-Chairman Conder Yes Unanimous –SD-1-2011 – Approved PLANNING COMISSION BUSINESS Approval of minutes from June 8, 2011 (Regular Meeting) Approved Approval of minutes from June 15, 2011 (Study Session) Approved There being no further business, the meeting adjourned at 4:46 p.m. Respectfully submitted, _____________________________________ Nichole Camac, Administrative Assistant