Planning Commission Meeting

COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT WEST VALLEY CITY PLANNING COMMISSION MINUTES September 11, 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, Phil Conder, and Barbara Thomas ABSENT Terri Mills, Joe Garcia, and Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Steve Lehman, Jody Knapp, and Nichole Camac AUDIENCE Approximately nine (9) 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 September 11, 2013 Page 2 ZONE CHANGE APPLICATIONS Z-6-2013 Jenkins Oldham Development, LLC 3846 South 5600 West A to R-1-8 and R-1-4 14.9 acres Carl Oldham with Jenkins Oldham Development, LLC has requested a zone change on a 14.9 acre parcel at 3846 South 5600 West from A (agriculture, minimum lot size of ½ acre) to R-1-8 (single family residential, minimum lot size 8,000 square feet) and R-1-4 (single family residential, minimum lot size 4,000 square feet). Surrounding zones include R-1-8 to the south and east and A (agriculture) to the north and west. The subject property is surrounded by single family homes to the east and south and largely vacant land to the north and west. The General Plan Map includes several noteworthy items relating to this property. The Mountain View Corridor will be built several hundred feet to the west of the subject property. Between 3500 South and 4100 South, the only east to west running street planned to cross the Mountain View Corridor is Cilma Dr. The General Plan calls for an extension of Cilma Dr from 5785 West to 5600 West where Cilma would align with Paulette Avenue on the east side of 5600 West. For land use, the General Plan calls for small lot residential (4 to 7 units/acre) south of the extension of Cilma Dr. and low density residential (3 to 4 units/acre) and residential office north of the extension of Cilma Dr. The zones requested comply with the General Plan. Also addressed in the General Plan are local connecting streets to the north and south of the subject property. These streets were included to provide circulation between neighborhoods and to provide the potential opportunity for left turns onto 5600 West at Cilma Drive once center running bus rapid transit (BRT) is built within the median of 5600 West. Development Proposal The applicant has submitted a concept plan, which is attached, that shows the property being subdivided into 61 lots, resulting in a density of 4.1 units/acre. The concept also includes the extension of Cilma Dr. The R- 1-8 portion of the proposal is north of Cilma Dr. and includes 29 lots with an average lot size of 9,132 square feet. The R-1-4 portion of the proposal is south of Cilma Dr. and includes 32 lots with an average lot size of 6,363 square feet. The smallest lot proposed in the R-1-4 portion of the proposal is 5,000 square feet. The concept plan also includes a stub street to the north and a stub street to the west in addition to the connection to Cilma Dr. No stub street is shown to the south. The Madison Place PUD to the south includes a gated community on the north end. Staff received a phone call from a representative of the homeowner’s association and his initial reaction to the application was that they do not want a street connection from the gated community to the north. The same representative indicated that a board meeting would be held before the public hearing so that more formal input could be sought. The applicant has indicated that he is not interested in a PUD. A street connection to the Madison Place PUD to the south as anticipated in the General Plan seems doubtful at this point. At the time the General Plan map was prepared, small lot residential was included on the south portion of the subject property with the anticipation that the PUD concept could be extended north. In staff’s opinion, the small lot residential designation is less appropriate without the PUD. While small lots are possible with a PUD, common area is provided as an offset. With R-1-4 Zoning, the City gets small lots with no amenities. Development Agreement A development agreement is required for this project. Section 7-14-105 (3)(l)(x) of the West Valley City Zoning Ordinance states: “All new subdivisions involving a rezone of property, or a PUD, shall participate West Valley City Planning Commission September 11, 2013 Page 3 in a development agreement that addresses housing size, quality, exterior finish materials, streetscapes, landscaping, etc. The standards outlined in Section 7-14-105 (3)(l)(iii) shall be used as a minimum in all development agreements to address housing quality and exterior finish materials. These standards may be increased for a PUD. As part of a development agreement, if homes are permitted with less than 1,600 square feet of finished floor space, the quality of the home and the amount of masonry exterior finish materials shall be increased. For the entire subdivision, the average shall be at least 1,600 square feet.” To address the need for a development agreement, the applicant has proposed that all homes be at least 1,600 square feet and meet the minimum number of points required for design features. If the Commission is comfortable with R-1-4 Zoning, staff recommends that the number of points required for design features be increased from 200 points for a rambler and 220 points for all other types of plans to 300 points for all homes. Staff Alternatives: • Approval of a zone change to R-1-8 for the entire property subject to a development agreement that includes the standards proposed by the applicant and the following standards: o Stub streets shall be provided to the north and west as indicated on the concept plan. o Cilma Dr. shall be extended through the property as indicated on the concept plan. • Approval of the zone change to R-1-8 and R-1-4 as proposed by the applicant subject to a development agreement that includes the following standards: o The minimum house size shall be 1,600 square feet for all homes. o The minimum number of points required for design features shall be 300 points for all homes. o Stub streets shall be provided to the north and west as indicated on the concept plan. o Cilma Dr. shall be extended through the property as indicated on the concept plan. • Continuance, for reasons determined at the public hearing. • Denial, R-1-8 Zoning is more appropriate for the entire property. Applicant: Neutral: Neutral: James Jenkins Robert Defa Richard Defa 4500 S 512 E 3802 S 5600 W Suite 250 Murray, UT 84197 Discussion: Steve Pastorik presented the application. James Jenkins, the applicant, stated that the lot sizes were based on the City’s General Plan and indicated that they are all larger than the minimum required for an ‘R-1-4’ zone. He stated that this is a good design and quality builders have been looked at for the development of the subdivision. Phil Conder stated that staff and the Planning Commission have discussed the ‘R-1-8’ zone for the entire property. Mr. Jenkins replied that 8,000 square lots won’t work for the entire development. He discussed frontages on the lots and stated that the smaller lots have a desirable amount of frontage. Jack Matheson stated that the smaller lots couldn’t have a three car garage and indicated that larger homes are a big advantage to homeowners. Mr. Jenkins stated that there are a variety of lot sizes that could accommodate several types of families. He added that not everyone wants a three car garage. Barbara Thomas stated that she feels West Valley City should only be approving large lot subdivisions now. She indicated that this is a beautiful piece of property and larger lots are important to residents in the area. Commissioner Thomas stated that smaller lots approved through a PUD are acceptable but 5,000 square foot lots are too small for new subdivisions. Mr. Jenkins replied that people don’t want large lots anymore. He West Valley City Planning Commission September 11, 2013 Page 4 stated that these smaller lots are easier to maintain and cheaper to manage. Commissioner Matheson agreed and stated that people want nicer homes and not necessarily larger lots. Robert Defa, a neighbor, stated that the area north of Lowes with small lots is a blighted area that he doesn’t want expanded to this piece of property. He indicated that Fassio Subdivision is a beautiful area and he had hoped when this property developed it would be similar. He expressed concern with irrigation ditches and stated that these will need to be properly piped. Steve replied that this will all be worked out at the subdivision phase. Mr. Defa asked if there will be a sound wall that borders his property. Steve replied that a masonry fence is not required between two residential properties. Steve indicated that the concept plan could change and the one presented by the applicant is preliminary. Mr. Defa indicated that he would like to see larger lots. Richard DeFa, a neighbor, stated that the existing PUD borders his property and he feels these lots are too small. He stated that it was a bad design and did not fit in with the existing neighborhood. Mr. Defa stated that he would like to see larger lots in the area. He added that large homes may not fit on the smaller properties. Commissioner Thomas stated that she does appreciate nice homes but indicated that she feels people also like larger lots. She stated that people who live in the area would find appeal in a nice subdivision with nice homes and lot sizes. Commissioner Thomas indicated that this has been rural for many years and this is a good opportunity to provide large lots to homeowners. She stated that this is a tough area as well with 5600 W and the Mountain View Corridor and larger lots may help with this. Commissioner Matheson stated that the PUD to the south has small 4,000 square foot lots but the applicant is proposing larger than the minimum for these proposed lots. Chairman Conder stated that the concept plan is not final and the applicant could return with smaller lots in the final concept plan if the zoning were approved. Steve indicated that the Planning Commission can require that all lots be at least 5,000 square feet. Harold Woodruff asked what the minimum width for the ‘R- 1-8’ and ‘R-1-4’ zones are. Steve replied ‘R-1-8’ is 80 feet and ‘R-1-4’ is 50 feet. He stated that the narrowest lot in the concept plan is about 55 feet. Harold Woodruff asked how close the nearest park is. Steve replied 4100 S and 6000 W would likely be the nearest. Commissioner Matheson stated that there is an ‘R-1-6’ zone. Steve replied that this would only cause a loss in about 5 lots. Commissioner Thomas replied that she feels the smallest lot size approved should be 8,000 square feet. Commissioner Matheson indicated that this could mean that a minimum standard home will be built. Steve replied that 1600 square feet is the minimum size for a home and there is a 200 point system to ensure homes are not a featureless box. Richard Defa asked what the 200 point system is. Chairman Conder stated that there are architectural design standards that help ensure a quality product. Motion: Commissioner Thomas moved for Denial. No one seconded the motion. Chairman Conder called for a second motion. Commissioner Thomas moved for approval of a zone change to R-1-10 for the entire property subject to a development agreement that includes the standards proposed by the applicant and the following standards: o Stub streets shall be provided to the north and west as indicated on the concept plan. o Cilma Dr. shall be extended through the property as indicated on the concept plan. No one seconded the motion. Chairman Conder called for a third motion. Commissioner Fuller moved for continuance. West Valley City Planning Commission September 11, 2013 Page 5 Commissioner Matheson seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Matheson Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Conder Yes Unanimous -Z-6-2013- Continued SUBDIVISION APPLICATIONS PUD-4-2013 The Villages at Westridge PUD – Phase 2 Henry Walker Homes R-1-4 Zone 18 Lots 2.21 Acres BACKGROUND Leslie Mascaro, representing Henry Walker Homes, is requesting final plat approval for the second phase of the Villages at Westridge PUD. The subject property was rezoned in February 2011, and received preliminary approval from the Planning Commission in July 2011. The first phase received final plat approval in September 2012. STAFF/AGENCY COMMENTS: Public Works Department: Authorization required of ditch/water users for any abandonment, relocation, piping or any other modifications to existing ditches or irrigation structures. Contact Salt Lake County Auditor’s Office for approval of street names and subdivision names. Street improvements shall be installed in accordance with plan and profiles approved by the Engineering Division. Flood control issues to be coordinated with Public Works. Utility Companies: Standard Utility Easements required. Kearns Improvement District: Project is subject to all KID requirements and design standards. Fire Department: Proposed fire hydrant locations need to be shown on subdivision plat. West Valley City Planning Commission September 11, 2013 Page 6 Project shall meet all provisions of Fire Code relating to this type of development. Private street widths shall be a minimum of 26 feet. Building Division: Follow recommendations outlined in the soils report. ISSUES: The second phase of the Villages at Westridge will consist of 18 residential lots. This phase represents a new product type which differs from the courtyard product previously approved by the Planning Commission. Henry Walker has made a strategic decision to bring on a second product type to create an immediate mixture of home designs for future buyers. A third building type (town homes) will be submitted in the future. During the rezoning of this property, a development agreement was reviewed and approved by the Planning Commission and City Council. This agreement addresses a number of issues related to the overall site. All conditions outlined in this agreement will be made part of the approval process. In conjunction with the development agreement, staff would like to address the following items as it relates to the second phase. Access: Access to this development will be gained from Red Ridge Lane and from a future connection at 5675 West. The east/west street providing the main access into the overall project was recently constructed. The north/south leg (5675 West) will be constructed as future phases are submitted. The width of the main public right-of-way will be 54 feet which includes a 5-foot parkstrip and 5- foot sidewalk. All other streets within the development will be private. The minimum pavement width in these sections will be 26 feet to accommodate emergency service vehicles. The developer will need to coordinate a temporary turnaround with the City Engineering Division and Fire Department due to a lack of connectivity with 5675 West. Once that connection is made, the turnaround will no longer be needed. Housing: Housing proposed for the overall project will be comprised of three housing styles. The style to be constructed in this phase of the development will be a mansion home. The elevations and limited number of units per building give the impression that this is a large single family dwelling. Based on the footprint of the structure, there is an abundance of relief with the exception of the right side elevation. Staff has provided some recommendations so that this elevation will meet multiple family design standards. Staff has evaluated the other elevations and find that they are similar to those approved during the rezoning process. Staff expects that an updated elevation will be available for the Planning Commission pre-meeting. Per the development agreement, buildings will consist of 100% masonry products. Brick, hardiplank and limited stucco will be the primary materials. Color boards will also be available for the pre-meeting. Proposed house size is encouraging. There are three unit types: Type A is approximately 1,874 square feet, Type B is approximately 1692 square feet, and Type C is approximately 1864 square feet. All units will have 3 bedrooms. The number of bedrooms addresses a concern that the West Valley City Planning Commission September 11, 2013 Page 7 Planning Commission has expressed with other developments where only two bedrooms are provided. The third bedroom allows a growing family to potentially stay longer in the home thus prolonging their stay in the community. Parking: The general parking requirement for all residential development in the City is 2 spaces per unit. In this development, all residential units will have a 2-car garage for parking. In addition, each unit has a driveway for an additional guest parking. The setback to the building will be of sufficient depth to allow parking in front of the garage outside of the private street. Storm Water: The developer will be coordinating storm water issues for the entire project with the City’s Engineering Division. At this point in the review process, an area located at the northeast corner is projected to handle storm water generated from the overall site. During the study session, a question was asked about the storm drain basin and what its depth will be and whether it will be landscaped. According to plans submitted by the developer’s engineer, the depth of the basin will be 2.5 feet. The basin itself is approximately 130 feet by 80 feet. Given the size of the detention basin, a 2.5 foot deep basin will be functional for some recreational use and it will be landscaped. Open Space As part of the overall development, at least 50% of the project site will be open space. Although not part of this phase, the developer will be deeding an area approximately 1.3 acres in size for use as a City park. This phase of the development will provide just over 1 acre of open space. According to the development agreement, a certificate of occupancy will not be issued for more than 40 units until construction of the private park spaces has commenced. Fencing As per the development agreement, fencing will be installed along the north and east sides of this project. The north side will consist of vinyl fencing while the east side adjacent to 5600 West will be pre-cast concrete. The masonry wall will need to match the wall installed by Ivory Homes as part of the Westridge Estates Subdivision. Overpressure Zone This project is located in the outer ring of the overpressure zone. City ordinance will require that certain construction standards be applied for all new dwellings. The developer is familiar with these standards and will coordinate building permit requirements with the building contractor. Site Management The developer will provide a Home Owner’s Association for the entire project. The association will be responsible to hire a property management company. As per previous PUD applications, staff will recommend that prior to this development being turned over to the association, a meeting with staff, developer and management company take place. This will provide an opportunity to ensure that all development standards and improvements have been completed in accordance with the Planning Commission’s approval of this project. West Valley City Planning Commission September 11, 2013 Page 8 STAFF ALTERNATIVES: A. Grant final approval for the Villages at Westridge PUD Phase 2 subject to the following conditions: 1. That the developer resolve all staff and agency concerns. 2. That housing comply with the multiple family design standards outlined in the City ordinance. 3. That the applicant follow the recommendations outlined in the soils report dated August 19, 2008. Although basements are not planned, the City Building Official and City Engineer’s office will evaluate for road and building construction. 4. That the developer provide a landscape plan to be reviewed prior to plat recordation. Said plan shall provide measures to ensure water conservation techniques will be used in accordance with City ordinances. 5. That all provisions of the West Valley City Fire Department be satisfied. This includes a temporary turnaround until the connection with 5675 West is made. 6. That the developer resolve any issues regarding irrigation ditches and irrigation water that may be in use. 7. That compliance be made with Kearns Improvement District, i.e., water line extensions, connections, water rights and fire protection. 8. That the subdivision name and street names be approved by the Salt Lake County Auditor’s Office. 9. That proposed building setbacks be in accordance with the site plan reviewed as part of this application. Slight modifications can be made to this plan if needed in order to accommodate utilities or other infrastructure. 10. That all conditions related to the development agreement be made part of this approval. 11. That an entry feature be installed at 5600 West as noted in the development agreement. Said entry feature shall be brought back for Planning Commission review in a future study session. 12. That building elevations, colors and materials, be in accordance with those presented to the Planning Commission during the September 11, 2013 meeting. 13. That a note be placed on the plat regarding the overpressure zone. B. Continuation, in order for the developer to address issues raised during the Planning Commission meeting. Applicant: Leslie Mascaro Discussion: Steve Lehman presented the application. Leslie Mascaro, the applicant, indicated that the proposal is consistent with the Development Agreement and the preliminary plat. Jack Matheson stated that he likes mansion homes but doesn’t like the lighting for the center units. Barbara Thomas West Valley City Planning Commission September 11, 2013 Page 9 asked what the depth of the retention pond will be. Ms. Mascaro replied about 2 to 4 feet and indicated that the intent is to allow for recreational activities. Commissioner Thomas asked if there are skylights for the middle units. Ms. Mascaro replied no. Phil Conder stated that the right side elevation needs work. Steve indicated that staff will work with the applicant to get these up to a higher standard. Commissioner Matheson clarified apartments were originally proposed but not approved by the City Council. Steve replied yes and indicated that all units will be owner occupied. Motion: Commissioner Matheson moved for approval subject to the 13 staff conditions. Commissioner Woodruff seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Matheson Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Conder Yes Unanimous -PUD-4-2013- Approved S-21-2013 America First Credit Union 3500 South Subdivision - Amended 4936 West 3500 South C-2 Zone 3 Lots BACKGROUND Mike Wright, with Giza Development, and representing the America First Federal Credit Union, (AFFCU) is requesting a plat amendment for the AFFCU 3500 South Subdivision. The amended subdivision is located in the C-2 Zone at approximately 4936 West 3500 South. ISSUES: The original AFFCU 3500 South was recorded with the Salt Lake County Recorder’s Office in August 2007. The purpose for the original plat was to create a separate lot for the Credit Union with the remaining lot planned for future development. Subsequent to the original recorded plat, the larger lot has remained vacant. The purpose for the plat amendment is to amend the larger vacant lot to create an additional commercial lot. It is staff’s understanding that lot 2 will be used as a commercial pad site for future development, while lot 3 will be created for a new Charter School. During the original subdivision process, 3500 South was dedicated to its full half width of 53 feet. The developer will coordinate street improvements and other site developments as part of the permitted and/or conditional use permits. Access will be gained from 3500 South. At the present time, there are two points of access. One is located between the existing commercial buildings to the east and the other, along the eastern boundary of the America First Credit Union. Because this application is a commercial subdivision, staff and agency comments will be more thoroughly addressed through the permitted and/or conditional use processes. This application is simply to amend the existing lots to create an additional lot. West Valley City Planning Commission September 11, 2013 Page 10 STAFF ALTERNATIVES: 1. Approve the America First Federal Credit Union Amended Subdivision subject to a resolution of staff and agency comments. 2. Continue the application to address concerns raised during the Planning Commission hearing. Applicant: Michael Wright Discussion: Steve Lehman presented the application. Phil Conder asked if improvements will need to be added on 3500 S since a charter school will be built on lot 3. Steve replied that the access to the school is through an area that is already improved. He added that curb, gutter, and sidewalk may be required for unimproved areas but this will be determined by UDOT and Public Works. Barbara Thomas asked if there will be pedestrian access from existing neighborhoods for the school. Steve replied no because this was never planned to be a school. He added that many children are driven to charter schools. Michael Wright, the applicant, stated that pedestrian access would be great but indicated that it would be difficult to accomplish. Commissioner Thomas asked what grades the charter school will encompass. Mr. Wright replied kindergarten through 6th grade. Commissioner Thomas asked if there is an access agreement with Shopko. Mr. Wright replied yes and stated that this will be kept open. Commissioner Matheson stated that charter schools generate a significant amount of traffic. Mr. Wright replied that there is plenty of parking and room for traffic flow. He indicated that there will be no impact on 3500 S. Motion: Commissioner Woodruff moved for approval subject to a resolution of staff and agency comments. Commissioner Fuller seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Matheson Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Conder Yes Unanimous -S-21-2013- Approved CONDITIONAL USE APPLICATIONS C-40-2013 McDonald’s (Darrin Perkes, Dominion Engineering) 3464 West 3500 South Fast Food Restaurant Remodel C-2 zone, .93 acres The following application was continued from the August 28th, 2013 meeting to allow time for the applicant to submit revised building elevations. The applicant is requesting an amendment to the original conditional use approval (C-230-74) for construction of a new building for an existing McDonald’s fast food restaurant located at 3464 West 3500 South. The property is zoned C-2, General Commercial and the General Plan designates this property as West Valley City Planning Commission September 11, 2013 Page 11 General Commercial. The surrounding zone is R-1-6 to the north and C-2 on the remaining sides. The surrounding uses include West Lake Junior High School to the north and commercial retail/restaurant uses on the remaining sides. Building The original McDonald’s restaurant was constructed at this location in 1974. There have been several modifications done to the site and the building over the years. At this time they are proposing to demolish the existing building and construct a brand new restaurant at this location. The current building is approximately 3,100 square feet and the new building will be 5,553 square feet (expansion of 2453 square feet). This new floorplan will not include any type of playland structure. The architecture of the building will be updated to comply with the Commercial Design Standards and be constructed of a combination of stucco with a brick wainscoting with tile, aluminum and corrugated metal accents. Landscaping The estimated construction costs of the new building exceed $50,000. Therefore, the requirements set forth in the Landscaping on Major Arterials (7-13) would be applicable. In 2009, McDonalds petitioned the Planning Commission for approval of a drive aisle along the front of the building. This was proposed after a major UDOT road widening project which included installation of a center median which eliminated the left turn movement on the 3500 South side of this property. The ordinance does allow for an encroachment of an “approved vehicular access drive” (7-6-103 and 7-13-103) so the Planning Commission did approve the modification in the front setback area due to the unique configuration of this site and restricted access. Those access limitations still remain on the site so the applicant has proposed to maintain this drive aisle area and feels that with the enhanced landscaping adjacent to this aisle that it meets the intent of the ordinance. The applicant has also indicated that they would like to maintain both access points along 3500 South. Primarily because of the flow of traffic and because the western access is one-way only and is limited to traffic exiting the site. UDOT and the WVC Traffic Engineer have expressed concerns over the proximity of the eastern access to the intersection and the preference would be for it to be closed. WVC has deemed it acceptable since the conflict occurs after the intersection and since this is a State Road the final call on a closure is up to UDOT. Landscaping is also required along the east side of the site along 3450 West. The typical setback required adjacent to a street in a commercial zone is 20’. However, the ordinance does list the following exception: In C-2 and C-3 zones, parking may encroach into the landscaped setback a maximum of 10 feet, providing the following conditions are met: i. Berming shall be provided in the remaining 10 feet to a minimum elevations of two feet above the adjacent sidewalk; ii. A mixture of evergreen and deciduous trees shall be planted at the ratio of one tree for each 300 square feet of the net landscape area; iii. The parking encroachment shall not reduce the total landscaping on the site to less than 15 percent; iv. This encroachment shall not be allowed when existing or proposed residential uses are located directly across a street from a commercial use; and v. This encroachment shall not be allowed along those arterial streets listed in Chapter 13 of this Title. Currently, this landscaped area is 5’ wide and contains lawn only. There are also currently two access points along this frontage. The applicant has proposed to consolidate those into one access point, which increases the landscaped area along this frontage. They were also able to slightly modify the site layout, which includes removal of some of the landscaping along the west side of the site, so the minimum setback of 10’ is achieved along this frontage. This area will contain a minimum 2-foot berm and one tree planted every 30’ per the requirements set forth in the West Valley City Code. West Valley City Planning Commission September 11, 2013 Page 12 A landscaped area five-feet wide is also required along the northern boundary of the site. There is currently a chain link fence along the western portion and then a masonry wall located slightly inside of the property line along the remaining parking lot boundary. Then there is some existing landscaping on the opposite side of the wall, which is part of the West Lake Junior High Property. The masonry wall is in need of some maintenance and repairs but the applicant is requesting approval to be able to keep that existing wall in place and not modify that area or install the required five-feet of landscaping. Staff proposes that the wall be maintained and repaired and that elimination of the five-feet of landscaping be included in a Development Agreement. The overall site landscaping currently is increasing from 10% of the site to 17% so staff is supportive of a Development Agreement reduction. Parking Currently, the site has 48 parking stalls and the 3,100 square foot building on site requires 36 parking stalls. The new building design will require a minimum of 60 parking stalls and the site will remain at 48 stalls. The Planning Commission may reduce the number of parking spaces required as a condition of the development review for conditional use applications if it can be demonstrated through a parking study that the proposed use would have a parking demand less than required. A traffic study was conducted by A-Trans Transportation Engineering and a copy of that study has been provided for your review. This site was included in the study, as well as three other locations between 12 and 1 pm. and concluded the following: o It was observed on the busiest site that 35 stalls were utilized. The three other sites observed a usage of 22, 26, and 33 stalls respectively. The average of all sites observed is 29 stalls. o The study shows that the drive-thru was utilized by an average of 70% of cars entering the site. The four sites range from 64% to 72%. Therefore, the applicant feels that the reduction of parking stalls is warranted for this location. Signage There is currently an existing pole sign on the property. This property is less than 10 acres in size, therefore the pole sign is non-conforming. The pole sign will remain in place and will not be altered, reconstructed, raised, moved, placed, extended, or enlarged as part of this project and will be permitted to remain. If the pole sign is modified in any way as mentioned above it shall be changed so as to conform to all provisions of this Title which would require it to be removed. Wall signage is proposed for this site. Since a pole sign is present 10% of the front face is allowed for signage and 5% of the sides. The site will also contain directional signs. These directional signs shall only contain incidental advertising so the signage permitted is similar to what was approved for the McDonald’s location at 5315 South 5600 West. Staff Alternatives Approval, subject to any issues raised at the public hearing as well as the following conditions: 1. The building elevations shall comply with the Commercial Design Standards. 2. The site shall be constructed per the approved site and landscaping plans. 3. A Development Agreement in required for any landscaping reductions. 4. The masonry wall along the north property line shall be repaired and restored and shall be properly maintained. 5. Signage shall be designed in accordance with the West Valley City Sign Ordinance, including only incidental advertising on all directional signs. 6. All requirements of affected departments and agencies must be met including but not limited to West Valley City Public Works and the Utah Department of Transportation. Continuance, to allow for the resolutions of any issues raised at the public hearing. West Valley City Planning Commission September 11, 2013 Page 13 Applicant: Darrin Perkes 5684 S Green St. Murray, UT 84123 Discussion: Steve Pastorik presented the application. Darrin Perkes stated that the open drainage ditch may be eliminated by adding a catch basin which will help with the flow of traffic on the property. He indicated the only thing that has changed since the last hearing are the elevations for the building. Jack Matheson asked if landscaping will be increased at the front of the property. Mr. Perkes replied that everything will be re-landscaped with what is there now if the contractor is unable to save existing materials. Motion: Commissioner Fuller moved for approval subject to the 6 staff conditions. Commissioner Thomas seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Matheson Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Conder Yes Unanimous -C-40-2013- Approved PLANNING COMISSION BUSINESS Approval of Minutes from August 28, 2013 (Regular Meeting) Approved Approval of Minutes from September 4, 2013 (Study Session) Continued There being no further business, the meeting adjourned at 5:07 p.m. Respectfully submitted, _____________________________________ Nichole Camac, Administrative Assistant