Planning Commission Meeting

COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT WEST VALLEY CITY PLANNING COMMISSION MINUTES June 13, 2018 The meeting was called to order at 4:03 p.m. by Chair Meaders at 3600 Constitution Blvd., West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Clover Meaders, Darrick Porter, Martell Winters, and Harold Woodruff ABSENT Cindy Wood WEST VALLEY CITY PLANNING DIVISION STAFF Steve Lehman and Brenda Turnblom WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill AUDIENCE There were 11 people 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 June 13, 2018 Page 2 PUD-1-2018 Villages on 27th PUD 4530 South 2700 West RM Zone 147 Units 15.6 Acres 9.4 Units/Acre BACKGROUND Mr. Brad Reynolds is requesting preliminary approval for a residential development to be known as the Villages on 27th. The subject property was rezoned in October 2017 from the A zone to the RM zone. The subject property is bordered on the north and west by residential land uses and the south by UDOT’s driver’s training range. 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.  On-street parking along 2700 West will not be allowed.  Concerns with regards to the amount of fill brought to the site. Will recommend an addendum to the original soils report.  Concerns with the elevation change at the northern portion of the property. Consideration will need to be given to those areas between the future buildings.  Revisions to plat required.  Flood control issues to be coordinated with Public Works and UDOT. Utility Companies:  Standard Utility Easements required. Taylorsville Bennion:  Project is subject to all requirements and design standards of the water district. Fire Department:  Proposed fire hydrant locations need to be shown on subdivision plat. West Valley City Planning Commission June 13, 2018 Page 3  Project shall meet all provisions of Fire Code relating to this type of development.  Will require a minimum 20 feet of asphalt adjacent to the traffic circle. A 2-3-foot mountable curb at the edge of the traffic circle will also be required.  Will require the developer to paint and/or post no parking in those areas where the street dead ends. Building Division:  Will require an addendum to the original geotechnical report. The updated report shall address all aspects of the project site including the fill material. A determination will need to be made as to whether the geotechnical engineer will need to make inspections of every footing/foundation based on the fill that was brought to the site. ISSUES: Project Overview: The Villages on 27th Planned Unit Development will be a residential community consisting of 147 units on 15.6 acres. This equates to an overall density of 9.4 units per acre. Proposed townhomes will be one and two-story units. The developer is proposing 2, 3, 4, 5 and 6 plex units. The rambler plan will be 1250 square feet with an additional 1200 square feet in the basement. The two-story units will range in size from 1450-1540 square feet with an additional 650-700 square feet in the basement. All units will have a two-car garage accessed from a private road system. The architecture for this project is traditional in its elements. The materials will be brick, stone, fiber cement siding and stucco. Interior features include 9-foot ceilings with vaulted ceilings, a jacuzzi tub and double sink vanity in all master bathrooms, two tone paint, granite countertops in both the kitchen and bathrooms and tiled kitchen nook and bathroom floors. The developer is proposing to use 4 different building styles and four different color schemes. The colored variations will need to be substantial enough so that one color does not dominate the project. Windows will be placed in garage doors where the garage door is on the front façade. As mentioned previously, all townhome units will have a two-car garage for parking. In addition to the garage, each unit (aside from the alley loaded units) will have a minimum 20-foot drive for guest parking. The total number of spaces required for this project is 294. The total number of spaces provided, including the 37 guest spaces, is 545. This equates to a total number of 3.7 spaces per unit. Other matters related to this project: Access: Access to the subdivision will be gained from 2700 West. There is a main entrance to the project that is centrally located having a landscaped median. A second access is proposed at the northeast West Valley City Planning Commission June 13, 2018 Page 4 corner of the property. Due to the size of this project, the developer does need to provide a minimum of 2 access points. There is concern with the north access as its location is positioned well below the existing grade of 2700 West. However, the grading and drainage plan show that the entire northern portion of this site will be filled to bring the elevation closer to what exists on 2700 West. The preliminary plat indicates that the street width for the private street be 26 feet of asphalt with a 4-foot parkstrip and 5-foot sidewalk. There are 3 areas within the subdivision that end in a hammerhead design. The Fire Department is recommending that these areas be painted and/or signed as no parking areas. The primary reason for this is that each of these areas is also the access point for units fronting the hammerhead. The Fire Department does not want these areas turning into guest parking, basketball courts etc. The hammerhead at the southeast corner of the development is slightly longer than the Fire Code allows. This is being evaluated to determine whether the length can stay, or whether modifications will need to be made. The project has a traffic circle as you enter off 2700 West. The Fire Department has expressed a concern that the asphalt width adjacent to the circle be a minimum of 20 feet in width. In addition, they are recommending that a mountable curb be installed around the circle at 2-3 feet in width. Staff would recommend that the mountable portion be stamped colored concrete. Grading: The topography of this property slopes downward from the southwest to the northeast. In 2010 or thereabouts, a tremendous amount of fill was brought to this site. Staff notified the property owner that this could be problematic for future development if the appropriate inspections were not being done. We don’t know what inspections if any were conducted, but the developer has provided a geotechnical report that was done in June of 2013. This report is being reviewed by the City Building Official and Engineering Division. While groundwater does not appear to be a problem for basement construction, there are concerns with compaction for roadways and basements. The Building Official has recommended that an addendum be provided that updates the report due to its age. The report will need to specifically address the fill that was brought to the site. The Building Official further recommends that a separate inspection by the geotechnical firm be conducted at the footing/foundation stage for each of the buildings. The grading issue is also being evaluated by the City Engineering Division. This matter will continue to be evaluated and recommendations and solutions will be made available during the final plat review. Building Setbacks: Setbacks for this project are illustrated on the site plan. Staff is comfortable with the setbacks as illustrated. According to the RM zoning standards, the rear setback shall be 20 feet. Setbacks along the north, south and west sides range from 20-25 feet. The building setback adjacent to 2700 West is approximately 30 feet. These areas will be landscaped and incorporated into the common open space for this project. West Valley City Planning Commission June 13, 2018 Page 5 Landscaping: While landscaping is generally addressed at the final plat stage, staff would like to mention a few things at this point in the review process. The overall open space requirement is 50%. According to information provided by the applicant, approximately 46% of the site is considered open space. Staff will work with the developer to ensure that the 50% number is achieved. In some instances, the engineer preparing these numbers may not fully understand what is and is not considered open space. The cross section on the west side of 2700 West will consist of a masonry wall, 5 feet of landscaping on the east side of the wall, a 5-foot sidewalk and a 5-foot parkstrip. The 5-foot area adjacent to the wall will be landscaped and the parkstrip will contain street trees. The interior portion of the site plan contains two large areas of open space. These areas are approximately ½ acre and ¾ acres in size. There is good pedestrian connectivity in and through the project allowing all units to easily access a sidewalk to the open space areas. Staff has asked the developer to provide additional connections on the north end to ensure that residents can access the open space from all sides. The developer is proposing to use an underground collection system for storm water. This will allow the larger open space areas to remain relatively flat as opposed to a depression where standing water typically occurs. This issue will continue to be addressed with the City’s engineering division. Site Amenities: The developer is proposing open space amenities that include a large play area with playground equipment, a sports court, and a pavilion. Sidewalk will be installed along all streets and through the open space areas for internal walking. The project will also include courtyards between the alley loaded units, private garden spaces, BBQ areas and a patio or balcony for each unit. Fencing: During the rezoning process, the developer agreed to install a 6-foot pre-cast masonry wall along 2700 West. The design of this wall has yet to be selected. The remaining sides will be fenced with a 6-foot vinyl fence. The west side of the property is going to have a retaining wall. The fence will need to be placed on top of and slightly behind the retaining wall. If the wall exceeds 4 feet of height, a building permit will be needed. Entry Feature: The development agreement also specifies that an entry feature will be installed. The developer is working on this item, but has yet provided an illustration of what is being planned. Staff will work with the developer as this project moves forward. The entry feature can be shown to the Planning Commission during a future study session. Lighting: The project site will require both street lights and internal pedestrian lighting. The light that the developer is proposing to use is a 14-foot street light very similar to the City’s acorn light. The developer is still deciding how to light the sidewalk areas and open space areas. Although a standard light can be used, the developer has suggested a pedestal type light that keeps the light West Valley City Planning Commission June 13, 2018 Page 6 low to the ground and out of individual homes. Staff will continue working with the developer on this matter. A lighting plan will be required to ensure that appropriate spacing and locations work. Garbage Collection: The development has been designed with a good street pattern. The hammerhead areas do create some safety concerns especially backing out. The developer will need to coordinate with a waste management company for the collection of garbage. It may be that those units in the hammerhead area wheel their cans out to a safer location. This will be a topic of discussion between the developer and waste management company. STAFF ALTERNATIVES: A. Grant preliminary approval for the Villages on 27th PUD subject to the following conditions: 1. That the developer resolves all staff and agency concerns. 2. That the Planned Unit Development be subject to the multiple family design standards outlined in the City ordinance, and the development agreement negotiated during the rezoning process. 3. That an addendum to the soils report dated June 2013 be submitted before final plat review. This report shall specifically address the fill brought to the site and compaction requirements for streets and for the structures if necessary. 4. That the developer provides an overall landscape plan to be reviewed during the first phase of the final plat process. Said landscaping plan shall provide measures to ensure water conservation techniques will be used in accordance with City ordinances. 5. That all requirements of the West Valley City Fire Department be satisfied as outlined in the report. 6. That the developer resolves any issues regarding irrigation ditches and irrigation water that may be in use. 7. That compliance be made with Taylorsville Bennion regarding 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 building setbacks and height be in accordance with the site plan reviewed by the Planning Commission. Slight modifications to those setbacks may be made if necessary as determined by subsequent site plan review. 10. That specialty lighting be provided throughout the entire development. Said lighting will be reviewed during the final plat. 11. That the project site contains 50% open space. West Valley City Planning Commission June 13, 2018 Page 7 B. Continuation, in order for the developer to address issues raised during the public hearing. Applicant: Brad Reynolds 2500 East Haven Lane Holladay, UT 84117 Discussion: Brad Reynolds is excited about this high-quality project. Multiple building types will provide variety, with a new unit type that will tie into the hillside. Brad Reynolds reported he has sold 80 similar units in Sandy and has sold out of 65 units in Taylorsville. This product is popular among all different age groups and is in an affordable price range. Motion: Commissioner Winters moved to approve PUD-1-2018 subject to the eleven conditions listed in the staff report. Commissioner Lovato seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Woodruff Yes Unanimous – PUD-1-2018 – Approved S-8-2018 Business Village Condominiums Amended 2722 South Redwood Road M Zone BACKGROUND: Drew Menlove is requesting a plat amendment for the Business Village Condominiums. More specifically, this application will vacate and amend buildings B, C and D of the existing subdivision and will establish building G as part of the amended subdivision. ISSUES: The original condominium plat was approved by the City in 1998. The original subdivision consisted of 6 pad sites on 2.4 acres of property. To date, 3 of the 6 buildings have been constructed. Due to a lack of interest in these remaining pad sites, the applicant has submitted an application to vacate these sites and re-plat the area with one larger pad site. The intended use for the new building will be storage units. It is staff’s understanding that storage spaces in these units will be larger in size than a standard storage unit. If the amended plat is approved, the applicant will be required to submit a permitted use application for the modified site. Building requirements, parking and landscaping will be evaluated as part of that process. West Valley City Planning Commission June 13, 2018 Page 8 Staff did receive one call from the adjacent land owner to the west. A concern was expressed that the building is located approximately 30 feet from the property line. According to the subdivision plat, the property line divides the common drive isle between the east and west properties. The caller expressed concern that if someone was backing up to a storage unit, they would likely extend out into the drive isle, thus restricting vehicular access. According to the amended subdivision plat, there is approximately 15 feet from the edge of the drive isle to the proposed new building. Vehicles backing into a spot may be problematic, but there would be ample room to parallel park while off-loading/loading to a storage unit. Since staff does not have a site plan from which to work at this point, staff would simply say that the potential impacts to the common drive aisle is a concern, and should be coordinated between the two land owners. The building may need to be reduced in size to ensure that this common drive isle is not restricted. This will also be evaluated during the permitted use application. STAFF ALTERNATIVES: 1. Approve the amended Business Village Condominium plat subject to a resolution of staff concerns. 2. Continue the application to allow the applicant time to evaluate potential problems with parking along the western portion of the future building and common drive aisle. Applicant: Drew Menlove 5004 Marilyn Drive Holladay, UT 84117 Discussion: Drew Menlove said he and his business partner, Dee Hansen, constructed an office building on the south end of this property. The original intended use as a condominium office village has struggled over the years. Their vision for this property is totally enclosed RV storage, 20’ wide by 40’ deep, big enough for a class A motor home to fit inside. Drew Menlove reported he has a waiting list of acquaintances and friends that would like to store their RVs here. Mac Brubaker, 7067 South Commerce Park Drive, Midvale, is a real estate developer that purchased this corner of property. He is against this project because the recorded documents state that this property is to be used for business purposes, not storage units. This proposal more than doubles the size of the building area, but shows no amenities, landscaping, or architecture. He presented a drawing showing that motor homes, boats and trailers will block fire access to the property. Mac Brubaker is concerned that the large size of these storage units will attract people to run businesses out of them. People running businesses out of these units will be urinating in the parking lot because there are no restrooms. These units are the size of a warehouse, not a storage unit. He is concerned about a lack of security, such as fencing and controlled gates. Calvin Brubaker, 7067 South Commerce Drive, Midvale, is a co-owner of the adjacent properties along with his brother, Mac. Calvin Brubaker feels that use of the storage units will spill into the parking lot, blocking traffic. He shared that he used a storage unit to store household items while he was moving to a new home. When he needed a frying pan, he would go to the storage unit to dig through boxes, often for an hour or longer. When someone is doing maintenance on a boat, they will block somebody else’s property. He gave the example of 10’x30’concrete insulating blankets West Valley City Planning Commission June 13, 2018 Page 9 which are bulky and take a lot of space. A vehicle transporting these blankets would have to park several feet away from the storage unit to maneuver blankets into a trailer and truck. This would happen several times a week. A lawnmowing contractor has trailers full of lawn equipment. Four of them could fit in one of these units. They will fuel and maintain their equipment, bringing in four trucks on a daily basis. Their footprint will extend to the parking lot. Calvin Brubaker said there is a shared access agreement is for these businesses. We can say that no businesses can be run out of these storage units, but not everyone gets a business license. He told a story of someone who rented one of his spaces for a dance studio. Within two weeks of taking occupancy, complaints were received from other tenants saying that all-night parties were taking place Friday and Saturday nights. Even though the tenant was told there would be no selling of food or drink, there was trash, beer cans, etc. on the property. Calvin Brubaker reported that the City did not enforce the business license, but instead asked that the tenant be evicted. Months later, the tenant was evicted and the owner is now losing money, a minimum two months rent plus the rest of the lease, plus the commission. The evicted tenant is now suing for $40,000, the loss of income and the improvements that were put into the unit. Calvin Brubaker reasoned that we can say that these units will not be used for business, but that is not the reality. Calvin Brubaker is sympathetic to the developer who wants to turn a profit with this property, but he does not think this is the highest and best use for the neighbors or citizens of West Valley. Steve Lehman said that storage units are a permitted use in the manufacturing zone. This permitted use will come before planning and zoning staff to be evaluated for landscaping, parking, etc. David Johnson, 4436 South 1025 East Holliday, is the engineer and surveyor for this project. He indicated that he has looked at the turning radius templates for campers and passenger cars with trailers, and they all seem to work with the spacing and parking stalls on the site plan. He presented vehicle tracking plans for the Redwood Road Business Village to the Planning Commission for their review. Calvin Brubaker spoke about access to the property. Access to the property has changed over the years with the installation of the Trax line. He said the only way to turn in to the property is westbound on Research Way. Only a right turn can be made off of Redwood Road when southbound. Departure from the property is right only on Redwood Road. Access to the property has been difficult, and will be even more difficult while towing a trailer or motor home. Drew Menlove said he respects the wisdom and life experiences of Mac and Calvin Brubaker. Any property can be abused. The key is proper management. He has ownership in the Master Craft Dealership that encompasses five western states. One reason these storage units are being designed unusually large is for off-season storage of boats. About four boats can be stored in one unit. Commissioner Fuller asked how this proposed building will look. Drew Menlove said it will be split faced block with decorative lights and other details similar to surrounding properties. Chair Meaders asked if this application is in line with the subdivision ordinance. Steve Lehman said this is an amendment of the subdivision plat. There is good movement in and through the project. The square footage of the building works for the parking requirement needed for the intended use. Commissioner Winters understands the concern of this building being used for business other than storage. Steve Lehman said the manufacturing zone is the most liberal zone we have within the City. Any person could operate something that shouldn’t be inside any building within the City. West Valley City Planning Commission June 13, 2018 Page 10 The City must deal with enforcement, however, it is difficult to deny a use based on a hypothetical situation. Motion: Commissioner Woodruff moved to approve S-8-2018. Commissioner McEwen seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Woodruff Yes Unanimous – S-8-2018 – Approved C-10-2018 Moody Storage 6778 West SR-201 North Frontage Road M Zone (10 Acres) The applicant, Woodward and Moody Ltd., is requesting a conditional use amendment for outside storage. The zoning for this area is M, Manufacturing. The West Valley City General Plan anticipates light manufacturing uses for this area. The surrounding zone is agricultural to the west and manufacturing on the remaining sides. The surrounding uses include Rocky Mountain Storage to the east, vacant land to the west and north and the ARA Industrial Park to the south across UT-Hwy 201. This site is currently occupied by SealMaster which manufactures and sells concrete and asphalt sealant along with sport court and roofing products, paint for striping parking lots, and the associate tools and equipment for those products. This use was approved in 2016 under C-46-16. The property was originally developed by A-1 Auto Parts (C-6-03), which was a vehicle pick-and- pull/salvage yard type business. There was a storage area that was part of this business but when the property was sold to the new tenant all of the vehicles that were stored on the property were removed and there was no longer any outside storage at this location. The owner has since been approached by several trucking companies asking about utilizing the space for truck, trailer and equipment storage. Therefore, they have requested the amendment to bring back the outside storage use to the rear of the site. A portion of that area is surfaced with concrete and there is also a gravel area and there is an asphalt access road along the entire perimeter. Since the surfacing is existing no modifications are proposed for the use but the area is in need of some maintenance. All trucks, trailers and vehicles must be located on hard surfacing. Heavy equipment, tracked equipment and other materials may be stored on gravel. The site landscaping was completed with the previous conditional use approval. There are a few trees along the frontage that have since died and will be replaced. There is an existing pole sign on the property that will remain and may be modified in the future for the new use. Staff Alternatives: West Valley City Planning Commission June 13, 2018 Page 11 Approval, subject to the resolution of any concerns raised at the public hearing, as well as the following conditions: 1. Site design and surfacing must be constructed per the approved plans. 2. All vehicles, trucks and trailers shall be stored on a hard surface. Tracked equipment, heavy equipment or materials may be stored on gravel. 3. The use shall meet all applicable West Valley City standards. 4. Subject to review upon valid complaint. 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: Fred Cox, Architect 4466 Early Duke Street West Valley, UT 84120 Discussion: Fred Cox indicated that John Moody, one of the owners of the property, is also present. Because of the previous use, the Fire Department required hydrants in the area. This property has already been designed for outside storage. There is a wall between the street and where trucks and trailers will be placed. A utility and topographical survey was done with the intent of developing the remaining ten acres of property. There is a demand for this particular space; truck companies are interested in storing their trucks in a legal place. Motion: Commissioner McEwen moved to approve C-10-2018 subject to the four conditions listed in the staff report. Commissioner Fuller seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Woodruff Yes Unanimous – C-10-2018 – Approved M-3-18 Landscaping Exception 3749 South Constitution Blvd. C-2 Zone (2.39 acres) The applicant, Real Estate Investment Partners, LLC, is requesting an exception to the standards set forth in 7-10 of the West Valley City Code for Standards for Landscaping Along High Image Arterial Streets. The property is located at 3749 South Constitution Blvd., is zoned C-2, general commercial and West Valley City Planning Commission June 13, 2018 Page 12 the West Valley City General Plan designates this area as general commercial. The site is surrounded by R-1-8 zoning to the west and the remaining other sides are all zoned C-2. The surrounding uses include residential to the west, In & Out restaurant to the north, vacant commercial property to the east and a shopping center to the south that contains Zurchers and Davis Jubilee Grocery store. This property was originally developed as a Safway and Ernst in 1974 (C-134-74). In May of 2018 a building permit application was submitted for a remodel for a Planet Fitness. The estimated construction costs for this project totaled approximately $850,000. The property has frontage along 2700 West, which is listed as one of West Valley City’s High Image arterials. These frontages have specific landscaping requirements set forth in chapter 7-10 of the West Valley City Municipal Code. These requirements take effect when there is any substantial modification to an existing site or structure in which the estimated construction cost exceeds $50,000. These standards require that a 20’ bermed landscaped area be constructed between the sidewalk and parking area with one tree every 30’. The site currently has a portion that complies with this width but the landscaped area to the south is only approximately 5’ wide. The Planning Commission can grant an exception to this requirement if the property owner can demonstrate that “full compliance is not possible due to the location of existing Buildings or because compliance would necessitate elimination of improvements required by other ordinances which could not be relocated elsewhere on the site” (§7-10-104(1)b). If the full 20’ were added along the frontage of the site it would eliminate 16 parking spaces. The minimum required stalls for the site is 270 so only 259 would remain. Due to the shared layout of the site and the amount of parking required for the mix of uses the property owner is questing an exception to the streetscape requirements. This project also triggers the requirements outlined in section 7-6-303(6) which states that when a “developed Lot does not conform to all Landscaping requirements except those in Chapter 7-10, such Lot shall be brought into compliance upon any change in use to a more intense use”. Therefore, although the entire frontage will not meet the standards in 7-10, landscaping has been added throughout the site (3017 sqft new) to meet the overall 15% minimum required. This includes expanded islands at the entrances and landscaped islands throughout the parking lot bringing the final total amount of parking provided to 273 spaces. Lastly, per 7-2-118(4) a dumpster enclosure will be added to the site upon issuance of a business license for the new tenant. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. Landscaping along 2700 West may be reduced per the approved site plan. 2. The landscaped areas throughout the site will be increased per the approved plan to comply with 7-6-303. Continuance, to allow for the resolutions of any issues raised at the public hearing. Applicant: Not present West Valley City Planning Commission June 13, 2018 Page 13 Motion: Commissioner Woodruff moved to approve M-3-2018 subject to the two items listed in the staff report. Commissioner Lovato seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Woodruff Yes Unanimous – M-3-2018 – Approved Approval of Minutes from May 23, 2018 (Regular Meeting) Approved Approval of Minutes from June 6, 2018 (Study Meeting) Approved There being no further business, the meeting adjourned at 5:03 p.m. Respectfully submitted, _____________________________________ Brenda Turnblom, Administrative Assistant