Planning Commission Meeting

COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT WEST VALLEY CITY PLANNING COMMISSION MINUTES July 31, 2013 The meeting was called to order at 4:00 p.m. by Chairman Phil Conder at 3600 Constitution Boulevard, West Valley City, Utah WEST VALLEY CITY PLANNING COMMISSION MEMBERS Harold Woodruff, Brent Fuller, Jack Matheson, Terri Mills, Phil Conder, Barbara Thomas, and Imaan Bilic ABSENT Joe Garcia WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Steve Lehman, Jody Knapp, and Nichole Camac AUDIENCE Approximately three (3) people were in the audience 3600 Constitution Blvd. West Valley City, UT 84119-3720 Phone (801) 966-3600 Fax (801) 963-3559 West Valley City Planning Commission July 31, 2013 Page 2 SUBDIVISION APPLICATION SD-2-2013 6400 West Street Dedication 6400 West 5400 South M Zone Ben Huot, representing the Utah Department of Transportation (UDOT) is requesting consideration to dedicate a portion of 6400 West. The request is being submitted in light of the pending Mountain View Corridor. ISSUES: The proposed application will formally dedicate a portion of 6400 West at approximately 5000 South. The dedication will extend southward to approximately 5140 South. The portion of 6400 West, as it leaves Upper Ridge Road, has been traveled for many years. As the Planning Commission learned a few weeks back, this portion of 6400 West was not formally dedicated by plat, but by document and by prescriptive use. When staff learned that the southern portion of 6400 West would be vacated for the Mountain View Corridor, a request was made that the remaining portion of 6400 West to the north be formally dedicated. UDOT agreed with this request, and subsequently has submitted this application. The dedicated road will terminate in a cul-de-sac. During a recent site visit, staff learned that the cul-de-sac has already been installed. The applicant will need to coordinate the submittal of as-built drawings with the City’s Engineering Division. There is an additional point of access leading out of the cul-de-sac in favor of Alliant Techsystems Inc. This subbed access is located at the southwestern portion of the cul-de-sac. This is consistent with the original placement of their access point which does not present any concern for staff. STAFF ALTERNATIVES: A. Approval of the 6400 West Street Dedication. B. Continuance to address issues raised during the Planning Commission meeting. Applicant: N/A Discussion: Steve Lehman presented the application. The Planning Commission had no further questions or concerns. Motion: Commissioner Bilic moved for approval. Commissioner Fuller seconded the motion. Roll call vote: Commissioner Bilic Yes Commissioner Fuller Yes Commissioner Matheson Yes Commissioner Mills Yes West Valley City Planning Commission July 31, 2013 Page 3 Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Conder Yes Unanimous -SD-2-2013- Approved S-19-2013 WVC Subdivision 3260 West 3650 South R-1-8 Zone 9 Lots BACKGROUND Mr. Lee Conant, is requesting preliminary and final plat approval for the WVC Subdivision. The subject property is presently vacant and zoned R-1-8. The proposed subdivision is bordered on the north, south and west by existing residential uses, and the east by the West Valley Congregation of Jehovah’s Witness Church. STAFF/AGENCY CONCERNS: Fire Department: • Fire hydrants to be installed in accordance with the Uniform Fire Code. Granger Hunter Improvement District: • Project will need to run availability for water, sewer and fire protection. • Subject to design and review inspections. Utility Agencies: • Subject to all standard easement locations. Public Works: • Authorization required of ditch/water users for any abandonment, relocation, piping or any other modifications to existing ditches or irrigation structures. • Revisions to the plat required. • Will need to coordinate subdivision name and street name with Salt Lake County Auditor's Office. • Follow recommendations outlined in the soils report. • Resolve property discrepancy at north side of Jehovah’s Witness and along west boundary of subdivision. Building Inspections: • Follow recommendations outlined in soils report. ISSUES: • The applicant is proposing to develop a new subdivision on property previously owned by the LDS West Valley City Planning Commission July 31, 2013 Page 4 Church. The Church building was demolished approximately 10 years ago and the site has been vacant since that time. Mr. Conant has submitted a new subdivision to be known as the WVC Subdivision. It is likely that the name will change to Lancer Court once Salt Lake County verifies that it is not a duplicate with another name. Since there is historical significance with Granger High School, staff thought this name would be appropriate. • The proposed subdivision will consist of 9 lots on 2.48 acres. Lots range in size from 8,219 to 13,968 square feet. The average lot size for the subdivision is approximately 9,900 square feet. • Access to the subdivision will be gained from 3650 South. The subdivision will then culminate in a cul-de-sac. The developer will need to dedicate 3650 South to a 33-foot half width and will be required to install curb, gutter, sidewalk parkstrip and asphalt. The new cul-de-sac will be a standard 54-foot right-of-way and will have similar improvements. • During the City Engineer’s review of this application, it was noticed that two property gaps exist along the west boundary of the subdivision and along the north boundary of lot 107. The City Engineer has asked the developer to research these matters and to make the necessary corrections on the plat. • A soils report has been prepared for the subdivision. The report indicated that ground water was encountered at depths ranging from 7.5 feet to 9 feet. The City requires that the lowest floor slab be 3 feet about the high water table. Based on that number, it appears that all dwellings would be eligible for basements. • The subject property has a few mature trees that are in good condition. They certainly would be valuable to a new home owner if they are able to be saved. Staff would like the developer and/or builder to evaluate the locations and work to save these if at all possible. That said, the property is confined, and so saving them may be challenging, but the effort to evaluate this could be worthwhile. STAFF ALTERNATIVES: A. Approve the WVC Subdivision subject to the following conditions: 1. That compliance be made with Granger Hunter Improvement District regarding water line extensions, sewer connections and fire protection. 2. That the subdivision name and street name be approved by Salt Lake County. 3. That the developer follow all recommendations outlined in the soils report. 4. That all matters pertaining to any existing irrigation system be addressed with the Public Works Department and water users as outlined in the analysis. 5. That the developer resolve all staff and agency concerns. 6. That all street improvements be in accordance with plan and profiles approved by the Public Works Department. This includes the rights-of-way along 3650 South and the new cul-de- sac. B. Continuance to allow the developer an opportunity to address issues raised during the public hearing. West Valley City Planning Commission July 31, 2013 Page 5 Applicant: Neutral: Lee Conant Janell Tafoya 2626 Logger Lane 3616 S 3200 W Holiday, UT WVC, UT Discussion: Steve Lehman presented the application. Lee Conant, the applicant, stated that there is a strip of property to the north of the Jehovah Witness fence. He indicated that he will deed any property that is tied to this parcel to the property owner to the north of the Church. He mentioned that it is already landscaped and maintained by the property owner. Jack Matheson asked if Mr. Conant is a builder. Mr. Conant replied no and indicated that he will sell to a builder. He indicated that he will try to save existing trees but most will have to be removed due to the layout of the proposed subdivision. Barbara Thomas asked if interaction can be gained from this neighborhood to others in the area. Mr. Conant stated that there are public sidewalks but there isn’t a direct pathway into existing neighborhoods. Commissioner Thomas stated that she would encourage future projects to have a walkway. Mr. Conant replied that he would typically try to incorporate walkable communities but this is a difficult piece of property to accomplish that. Janell Tafoya, a neighbor, expressed concern with a small gap of unmaintained property in the area. She stated that she believes someone is sleeping here and would request that this be addressed and resolved with this subdivision application. Phil Conder stated that this will hopefully be resolved by deeding the property to the neighboring church and constructing new homes. Ms. Tafoya stated that she hopes these homes remain owner occupied since there have been problems with several families living in one house in the neighborhood. Chairman Conder replied that these homes are not multi- family dwellings and will be sold and not rented. Terri Mills asked if the subdivision name change needs to be specified in the Planning Commission approval. Steve replied that everything must be verified with Salt Lake County but the Planning Commission can request this in their motion if they choose. Motion: Commissioner Mills moved for approval subject to the 6 staff conditions, modifying condition 2 to suggest that WVC Subdivision not be used and Lancer Court, or something similar, be used instead. Commissioner Bilic seconded the motion. Roll call vote: Commissioner Bilic Yes Commissioner Fuller Yes Commissioner Matheson Yes Commissioner Mills Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Conder Yes Unanimous -S-19-2013- Approved CONDITIONAL USE APPLICATIONS C-31-2013 Highbury Shoppes Pad A Amsource Companies (Bill Gaskill) 2731 South 5600 West Retail/Restaurant with Drive-thru West Valley City Planning Commission July 31, 2013 Page 6 C-2 zone, 1.21 acres The following application was continued from the July 10th, 2013 meeting to allow time for the applicant to address the landscaping in the parking island as well as modify the building elevation to include street side windows. The applicant is requesting that this application be continued to the next hearing so they may provide the elevations and site plan as requested. Staff Alternatives Continuance, to allow time to prepare the site plan and building elevation modifications. Applicant: Bill Gaskill 358 Rio Grande Discussion: The applicant requested continuance on this application. The Planning Commission had no questions or concerns. Motion: Commissioner Mills moved for continuance Commissioner Fuller seconded the motion. Roll call vote: Commissioner Bilic Yes Commissioner Fuller Yes Commissioner Matheson Yes Commissioner Mills Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Conder Yes Unanimous -C-31-2013- Continued C-33-2013 Arnold Machinery GA Architects (Glenn Anderson) 4701 West 2100 South M Zone (4.8 Acres) Arnold Machinery is requesting a conditional use amendment for the construction of a 20,000 square foot machine shop building on their property at 2975 West 2100 South. This property is zoned manufacturing (M) and the surrounding areas are also zoned manufacturing. The West Valley City General Plan designates this area as light manufacturing and the use on this property is consistent with the surrounding uses. Arnold Machinery currently operates out of this location and has since the late 1970’s (C-414-78). The use of the site, as well as the site improvements (i.e., landscaping, surfacing, fencing and setbacks) have changed very little since that time. The current proposal is to remove an existing 5,000 square foot shop building and replace it with a 20,000 square foot building. The new building would consist of two working bays with bridge-cranes, a small office, a restroom and break room with another 900 square foot office in a second floor space. The building would be constructed out of metal with a 4’ tall concrete foundation. A 40’ x 200’ concrete pad will be West Valley City Planning Commission July 31, 2013 Page 7 provided on the East side of the building and a 120’ x 55’ area of asphalt will be provided directly to the North. The remaining portion of the site consists of existing asphalt and crushed asphalt in the storage areas. The landscaping on site consists of a well manicured landscape along the front/northern frontage including trees, shrubs and lawn which complies with the streetscape standards on major arterials. The frontage along Arnold Way (east side) will not be modified as part of this application and the existing fencing will remain. The parkstrip area however, shall be cleaned up and improved with gravel and trees planted one every 30’. A landscaping plan shall be submitted for approval as part of the building permit process. No signage is proposed as part of this project however, if any additional signage is added at a later date it must comply with the Sign Ordinance and requires a separate building permit. Staff Alternatives: • Approval, subject to the resolution of any issues raised at the public hearing and the following conditions: 1. The new building shall be constructed per the approved plans. 2. The surfacing on site shall be improved immediately adjacent to the building per the approved plans. The existing asphalt and crushed asphalt areas shall remain and be maintained in good condition. 3. The landscaping along the frontage on Arnold Way shall include gravel with trees planted one every 30’ per the approved landscape plan. 4. Any signage shall comply with the City Code and require a separate building permit submittal. 5. Must comply with all other relevant requirements set forth from applicable department and agencies. • Continuance, to allow for the resolution of any issues raised at the public hearing. Applicant: Glenn Anderson 3032 S 1030 W Suite 201 South Salt Lake, UT Discussion: Jody Knapp presented the application. Barbara Thomas asked how long the strip of property along the street that needs to be improved is. Glenn Anderson, the applicant, replied 300 to 400 feet. Mr. Anderson stated that grading will be improved and crushed asphalt will remain in good condition. Brent Fuller asked if there are catch basins. Mr. Anderson replied that the first one is plugged but has been cleaned out and another one will be added. Phil Conder asked what type of trees will be used. Mr. Anderson replied there will be a drip irrigation system and drought tolerant trees will be installed from the City’s list of approved trees. Jack Matheson stated that this is a good long term business in the City. Chairman Conder agreed and added that he appreciates the nice landscaping in front of the building. West Valley City Planning Commission July 31, 2013 Page 8 Motion: Commissioner Thomas moved for approval subject to the 5 staff conditions modifying condition number 3 to state: The landscaping along the frontage on Arnold Way shall include maintained gravel with trees planted one every 30’ per the approved landscape plan. Commissioner Fuller seconded the motion. Roll call vote: Commissioner Bilic Yes Commissioner Fuller Yes Commissioner Matheson Yes Commissioner Mills Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Conder Yes Unanimous -C-33-2013- Approved PLANNING COMISSION BUSINESS Election of Chairman/Vice-Chairman for the 2013-2014 Fiscal Year Chairman: Phil Conder Vice-Chairman: Barbara Thomas Approval of Minutes from July 10, 2013 (Regular Meeting) Approved Approval of Minutes from July 17, 2013 (Study Session) Approved There being no further business, the meeting adjourned at 4:31 p.m. Respectfully submitted, _____________________________________ Nichole Camac, Administrative Assistant