Planning Commission Meeting

COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT WEST VALLEY CITY PLANNING COMMISSION MINUTES July 11, 2018 The meeting was called to order at 4:04 p.m. by Chair Meaders at 3600 Constitution Blvd., West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Mathew Lovato, David McEwen, Darrick Porter, Cindy Wood, and Harold Woodruff ABSENT Brent Fuller, Clover Meaders, and Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF Brock Anderson, Jody Knapp, Steve Lehman and Brenda Turnblom WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill AUDIENCE There were 19 people in the audience. S-9-2018 Lily Cove Subdivision 3248 South 6400 West R-1-8 Zone 4 Lots 1.4 Acres 3600 Constitution Blvd. West Valley City, UT 84119-3720 Phone (801) 966-3600 Fax (801) 963-3559 West Valley City Planning Commission July 11, 2018 Page 2 BACKGROUND Curt Dial is requesting preliminary approval for the Lily Cove Subdivision. The subject property is located at 3248 South 6400 West. It is bordered on the north, south and west by existing single family residential uses. The property was recently rezoned from the A zone to the R-1-8 zone. The R-1-8 zone was allowed as this property is less than 2 acres. STAFF/AGENCY CONCERNS: Fire Department: Fire hydrants to be installed in accordance with the Uniform Fire Code. Will need to provide a turnaround for emergency vehicles. Granger Hunter Improvement District: Project will need to run availability for water, sewer and fire protection. Subject to design and review inspections. Will need coordinate meter service. 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 plat are required. Street improvements along 6400 West will need to be coordinated with Public Works. Will need to address grading and drainage issues along the south property line. The property contains a well. This will need to be decommissioned with the State of Utah. Will need to eliminate the north drive approach. Will need to prepare a soils report. Building Inspections: Follow recommendations outlined in the soils report. ISSUES: The applicant is proposing a new subdivision to be known as Lily Cove. The subdivision will West Valley City Planning Commission July 11, 2018 Page 3 consist of 4 lots on 1.4 acres of property. An existing dwelling currently occupies the front portion of the property. It is staff’s understanding that this dwelling will be demolished and a new home built in its place. Access to the new subdivision will be gained from 6400 West and from a new private street. The private street will have a right-of-way of 28 feet in width. A turnaround will be installed between lots 2 and 3 to accommodate emergency service vehicles. The private lane will be maintained in common by all owners accessing the drive. The private lane will be improved with a rolled gutter system and will contain a concrete ribbon on the south side to secure the pavement. The drive portion of the private street will have 24-feet of asphalt. A 4-foot area along the south property line will be void of any pavement, but will contain a pipe for the existing irrigation system. Staff will recommend that this area be finished with gravel and/or native vegetation to help mitigate weeds from growing. The subdivision consists of 4 new lots with lot sizes ranging from 12,000 to 13,257 square feet. Lot depth is on the shallow side, so during the rezone process, the applicant asked for and was granted a reduced setback of 5 feet for either the front or rear of the dwelling. All homes will follow current city single family design standards. Street improvements along 6400 West already exist, but the north drive approach will need to be removed. In addition, any existing improvements in need of repair or replacement will be done in conjunction with the new subdivision. The subject property is long and deep and would have been irrigated at some point in the past. As such, it is traversed by two irrigation lines. One running from south to north along the west property line and one running from the west to east along the south property line. The developer is coordinating these irrigation issues with the various entities that oversee these matters in this area of the City. At a minimum, the north/south line would need to be extended just to take care of tailwater. The line running from the west to the east however, would not need to be piped if there are no water users. This is a rather lengthy line, and would be expensive to pipe. The developer continues to coordinate this issue and will work with Public Works as we move through the review process. As with all new subdivision development, there is a concern with the potential of ground water impacts. The applicant will be submitting a soils report to indicate if there is any ground water that needs to be addressed. The new lane providing access into the subdivision will create double frontage lots for those existing residences to the south. In order to mitigate the problems that may arise from this situation, staff recommends that the developer install a 6-foot vinyl fence. The fence will extend along the entire south property line. There is a grade difference along the south line as well. The applicant will need to coordinate grading and drainage issues with the City Engineering Division. STAFF ALTERNATIVES: A. Approve the Lily Cove 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. West Valley City Planning Commission July 11, 2018 Page 4 2. That the subdivision name and interior street names be approved by Salt Lake County. 3. That an appropriate ground water and soils investigation be made by a certified engineer. Said report shall be reviewed by the City Engineer and Building Official prior to plat recordation. 4. That interior street widths and cross sections be reviewed and approved by the Public Works Department. 5. That all matters pertaining to the existing irrigation system be addressed with the Public Works Department and water users as outlined in the analysis. If it is determined that no water users are located downstream, the line extending out to 6400 South may not be needed. 6. That the developer resolves all staff and agency concerns. 7. That the north drive approach off 6400 West be eliminated. 8. That the south 4-feet of the private street be finished with gravel, or other landscaping to help this area avoid weeds. 9. That a 6-foot vinyl fence be installed along the south property line. This condition will help mitigate those lots to the south from the newly created situation of being a double fronted lot. B. Continuation to address issues raised during the public hearing. Motion: Commissioner Lovato moved to approve S-9-2018 subject to the nine conditions listed in the staff report. Commissioner Porter seconded the motion. Vote: Commissioner Lovato Yes Commissioner McEwen Yes Commissioner Porter Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous – S-9-2018 – Approved S-10-2018 Lake Park Commerce Center Subdivision 5139 West 2400 South M Zone 3 Lots and 1 Parcel 54 Acres BACKGROUND: West Valley City Planning Commission July 11, 2018 Page 5 Corbin Bennion representing Suburban Land Reserve Inc., is requesting preliminary approval for the Lake Park Commerce Center Subdivision. The subject property is located immediately to the north of the Riter Canal and adjacent to the recently completed portion of 2400 South at 5139 West. ISSUES: The proposed application is being submitted to create a 3-lot subdivision with lots ranging in size from 14 to 22 acres. Along with the division to create these lots, a parcel is also being created at the northeast portion of lot 3. This parcel represents property that will be used for a well. An existing well is currently located toward the west end of the subdivision. This existing well will be relocated to the new parcel to allow better development on lot 1. The primary access to the subdivision will be gained from 2400 South. The applicant is proposing 3 access points from this right-of-way. While the west and middle access points seem to work just fine, the eastern access point may be a challenge. The proposed approach will be located at the curve of 2400 South and 4800 West. While this location has been approved by the City Engineering Division, they are recommending that the access point be perpendicular at the curve. The access road would then bisect the existing wetlands to provide access to future land uses. This access will need to be coordinated with the City Engineering Division and the Army Corps of Engineers to ensure that the existing wetlands are not being impacted. An existing well is located on what will be lot 1. It is an active well and was used by previous owners. The irrigation ditch that the well was serving has been graded out with the expectation that the well would be moved to the northeast portion of the site. The applicant will coordinate the relocation of this well with the appropriate agencies. Future uses within the subdivision will be reviewed as conditional uses. At that time, staff and agency comments will be more thoroughly addressed. The subdivision plat will contain easements and other information applicable to the division of property. STAFF ALTERNATIVES: 1. Approve first Lake Park Commerce Center Subdivision subject to a resolution of staff and agency comments. 2. Continue the application in order for the developer to address the Planning Commissions concerns. Motion: Commissioner Lovato moved to approve S-10-2018 subject to the resolution of staff and agency comments. Commissioner Woodruff seconded the motion. Vote: Commissioner Lovato Yes Commissioner McEwen Yes Commissioner Porter Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous – S-10-2018 – Approved West Valley City Planning Commission July 11, 2018 Page 6 C-11-2018 Equity Trust Four Unit Dwelling 1512 West 3395 South R-4-8.5 Zone (0.23 acres) The applicant, Bridger Taylor, is requesting conditional use approval for a four-unit dwelling, which will be located on a vacant parcel at 1512 W 3395 S. The property is zoned R-4-8.5, Four Unit Dwelling Residential, and the West Valley City General Plan designates this area as high density residential. The surrounding zoning to the east, south and west is also R-4-8.5. Zoning to the north is R-1-8 (Single Unit Residential). The surrounding uses include single unit dwellings to the north, four-unit dwellings to the south and west, and apartments to the east. This property is part of the East Redwood subdivision, which was recorded with the Salt Lake County Recorder’s Office in 1979. It was platted as a legal lot, but was never built on because it was used as a storm water basin for the subdivision. When the Lund Park Subdivision to the north developed in 2014, storm drain facilities were installed, which allowed for development of the site. Although the site can be developed, there is a 15’ storm drain easement along the east and north property lines and a 15’sanitary sewer easement along the west property line, which makes placement of a structure and meeting other site requirements challenging. The applicant received approval in January of this year from the Board of Adjustments for six variances related to some of the multi-unit residential design standards and off-street parking requirements. The applicant is proposing to construct a four-unit dwelling. Each unit will be two-story, will have three bedrooms and two-bathrooms, and will be over 1,000 sq. ft. The applicant is also proposing basements for each unit, which would add approximately 500 sq. ft. per unit. The building will comply with the City’s multi-unit dwelling residential design standards regarding building materials, relief, window, roof and design treatments. The exterior materials will consist of fiber cement siding and stone. The site will be accessed from a new drive approach on 3395 South. The applicant is proposing to have four carport spaces and four uncovered parking spaces on the property. The code requires two parking spaces per unit. All landscaped areas shall include 50% live plant material and shall be served by an underground irrigation system. Five trees are also required on the site and a minimum of 20 shrubs. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. The building shall be completed per the approved plans and shall be designed in accordance with the Multi-Unit Dwelling Residential Design Standards found in 7- 11-401P. 2. Landscaping on the property shall be installed per the approved plan, which shall include 5 trees and 20 shrubs, with 50% live plant material in all landscaped areas. 3. Shall meet the requirements of all affected departments and agencies. 4. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. West Valley City Planning Commission July 11, 2018 Page 7 Discussion: Commissioner Porter asked if basements are required to meet the square footage requirement. Brock Anderson said the square foot requirement is for the finished floor area above grade level. Motion: Commissioner Lovato moved to approve C-11-2018 subject to the four conditions listed in the staff report. Commissioner Porter seconded the motion. Vote: Commissioner Lovato Yes Commissioner McEwen Yes Commissioner Porter Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous – C-11-2018 – Approved C-12-2018 Alpine Property Management Shopping Center 3330 South 5600 West C-2 Zone (8.27 acres with 11.05 Total Acres) The applicant, Alpine Property Management, is requesting conditional use approval for a multi-tenant shopping center at 3330 S. 5600 W. The zoning for this area is C-2, General Commercial. The West Valley City General Plan designates this area as the Hunter Town Center. The surrounding zone is C-2, General Commercial on all sides with R-1-7 to the east across 5600 West. There is a small parcel to the northwest that is currently zoned A, agricultural but is in the process of being re-zoned to C-2. The surrounding uses include Walmart to the north, residential to the east, vacant commercial property and the proposed Mountain View Corridor to the west, and retail uses (VASA and SLCC) to the south. This building was originally constructed in 1986 as a Kmart retail store. It was then occupied by Sears Grand from 2006-2012. Kmart re-opened in 2012 but closed again in 2016. The building has remained vacant since that time. The City was originally approached by the Developer with an indoor storage unit proposal. Upon further review of the site and the market they decided retail would be a better option for this location. Therefore, they are proposing to divide the space up for three tenants. A restaurant user was originally planned as part of this application however, the structural and mechanical upgrades are turning out to be more substantial than expected. Therefore, they have decided that the uses would remain retail and include a 58,530 sqft grocery store, a 10,000 sqft retail space and another 18,081 sqft retail space. The exterior of the building will be repainted and the interior will be remodeled for the new tenants. Since the intensity of uses is not increasing and the site will remain retail, 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” are not triggered. However, this site does have frontage along 5600 West West Valley City Planning Commission July 11, 2018 Page 8 which is a High Image Arterial Street and is subject to the requirements set forth in chapter 7-10 of the WVC Municipal Code. The frontage is currently about 14’ wide so additional landscaping will be added along the frontage to achieve the required 20’ minimum setback. Additional trees will also be added to meet the standards in 7-10. There will be wall signage identifying the businesses and they are proposing to install one pole sign on site. This development itself occupies 8.27 acres but the total property under one ownership includes the adjacent property to the south as well so the total area is 11.05 acres for this shopping center. Pole signs are only allowed as a conditional use on properties with ten acres, therefore they are eligible for the sign. The maximum area for a pole sign in the C-2 zone is 200 sqft. They are requesting a bonus of 10 sqft per 11-4-109 since they are requesting only one sign. Therefore, no additional ground signage will be permitted at this location. There are several dumpsters located throughout this site. Per 7-2-118(4) if adequate dumpster enclosures are not provided then they will be required to be added to the site upon issuance of a business license for the new tenant(s). Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. Landscaping along 5600 West must comply with the standards set forth in 7-10 of the West Valley City Municipal Code. 2. Dumpsters must be located within a 6’ masonry enclosure per 7-2-118 of the WVC Municipal Code. 3. Only one pole sign is permitted on the 11.05 acre site and no other ground signs are allowed per the request for bonus sign area. 4. All requirements of affected departments and agencies must be met. 5. This use is subject to review upon a valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Applicant: Jay Bollwinkel, NGBA 145 West 200 South Salt Lake City, UT 84101 Discussion: Commissioner Lovato said it looks confusing to have both diagonal and straight parking in the same lot. Commissioner Wood asked if any parking spaces will be gained by switching from diagonal to straight. Jody Knapp stated that 380 spaces are needed and 520 are existing. There is plenty of parking. Jay Bollwinkel said 50-60 spaces have been added by changing from angled to rectangular parking. He also reported that the owner is planning to repair the potholes, seal coat, landscape, and restripe the parking lot. West Valley City Planning Commission July 11, 2018 Page 9 Commissioner Wood asked Jay Bollwinkel to name the grocery store that will be moving in. Jay Bollwinkel declined to do so until after the papers have been signed. He hinted that some of these stores already exist in the Salt Lake Valley. Mike Beardall from Earl’s Auto Wash at 3320 South 5600 West asked if access to this property will be changed. Jody Knapp said the Mountain View Corridor project will go through this area, but she is not aware of any access changes to this property or traffic lights that will be added. Jay Bollwinkel said he needs to make sure the sidewalk in front of the property connects to the Mountain View Corridor trail. Motion: Commissioner Lovato moved to approve C-12-2018 subject to the five conditions listed in the staff report. Commissioner Porter seconded the motion. Vote: Commissioner Lovato Yes Commissioner McEwen Yes Commissioner Porter Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous – C-12-2018 – Approved C-13-2018 RGA Design Center 1741/1751 West 3100 South C-2 Zone (1.47 acres) The applicant, James Carroll, is requesting conditional use approval for a new shopping center, which will be located on two vacant parcels on 3100 South at 1741 West and 1751 West. The property is zoned C-2, General Commercial and the West Valley City General Plan designates this area as General Commercial. Zoning to the east is C-2, while to the south, west, and north the zoning is RMH, Residential Mobile Home, with one parcel to the west zoned Agriculture. The surrounding uses include a Maverik and Chevron convenience store to the east, a single unit dwelling to the west, and mobile home parks to the north, south, and west. The applicant is proposing to consolidate the two parcels and construct two buildings on the property. One building will be roughly 11,000 sq. ft. and the other approximately 12,500 sq. ft. The intent is to create tenant spaces for businesses involved in construction trades and the design industry. The tenant spaces would include showroom and retail space, as well as office and warehouse areas. Warehousing and storage space in the C-2 Zone is limited to 50% of the square footage of the buildings. Access to the site will be from 3100 South. Only one curb cut is allowed. The property will also have access to Redwood Road along the northern side of the Chevron parcel. Documentation showing a cross-access easement/agreement between the two parcels will need to be provided. 3100 South is also one of the City’s high image arterials, so the landscaping adjacent to the road will need to meet the standards in 7-10-103. Fifteen percent landscaping is required for this site and 16% is proposed. A 10’ landscaped buffer and masonry wall shall be provided adjacent to the residential properties all along the western and southern West Valley City Planning Commission July 11, 2018 Page 10 boundaries of the site. To meet the requirements of 7-11-307, the masonry wall adjacent to the southern building will need to be 8’ tall and the west and south elevations shall include additional treatments. The west elevation of the northern building will either need to have additional treatments beyond the minimum required, or there will also need to be an 8’ wall adjacent to this building as well. The exterior materials for both buildings will be stucco, masonry block and composite metal panels. The buildings shall meet the Commercial Design Standards outlined in 7-11-300P. The applicant has indicated there will be wall signage on the building, but there are currently no plans for a ground sign. All signage will need to comply with the regulations in Title 11. Applicant: James Carroll 230 West 400 South Salt Lake City, UT 84101 Discussion: Commissioner McEwen asked about the height of the required wall. Brock Anderson said one section of wall will need to be 8’ and the other section of wall may be 6’ or 8’, depending on the design features that are selected. Commissioner Porter asked about access to the back of the property to 3100 South. It looks too tight for vehicles to maneuver through the area. James Carroll requested an emergency access to building #1 from 3100 South. He would like to landscape the corner of the property with gravel or pavers to allow someone who is stuck behind the building to turn around or exit the property. Brock Anderson said the Planning Commission cannot approve a second access, as it is against City code. The applicant must apply for a variance to get a second access with Board of Adjustment. Abi Barigoshi, 3102 East Timber Crest Cove, Sandy, was the previous owner of this property. He has been a developer and builder for 40 years and sold the property when he retired. He is excited for the building being proposed and feels it will be a great addition to the area. He feels a second access on 3100 South is necessary because once in a blue moon an 18-wheeler will go into the dead end, even if it is posted, and will not be able to turn around. He wants to landscape so that an 18- wheeler or a fire truck can drive over it in case of an emergency. He does not believe curb cuts need to be made. Mohsen Aseri, 1950 South 900 West, is the developer for this project. He plans to use part of this building for his company. A couple of his friends will also be renting space here. He really needs a second, emergency access in case a large truck gets stuck behind the building. A sign and gate could be installed and opened only in an emergency. The size and look of the building will make it one of the best-looking buildings in the City. Commissioner Wood asked about the design center. James Carroll said the design center will house roofing, paint, cabinet, and window companies with a retail/display area in the front. There will also be offices and a warehouse in the back for storage. James Carroll intends to finish the building with aluminum skin panels applied to steel framing over a concrete block wall, similar to what is on the Embassy Suites Hotel. Commissioner Porter asked if a cross access agreement is necessary for this project. James Carroll reported the cross-access agreement has been taken care of. Abi Barigoshi said he secured north and south access through the Chevron station ten years ago and he has a copy of the agreement. West Valley City Planning Commission July 11, 2018 Page 11 Abi Barigoshi reported there is a 4’ property gap along 3100 South, which he warranty-deeded back to the City, recorded July 5, 2018. He has removed loads of garbage, tires, and even a dead body from the property. Tree cover has been removed to reduce transient camping. Commissioner Woodruff said it does not feel right to approve something that probably won’t work. He suggested part of the building on the north be eliminated and the driveway be looped to the parking lot on the east side. Commissioner Porter suggested the building be moved back and the overhead doors be placed in front. Commissioner Woodruff said he hates to continue this application, but typically after a conditional use is approved, it is built. Motion: Commissioner Woodruff moved to continue C-13-2018 to allow the applicant time to resolve how the 20’ wide driveway to nowhere in the back will be integrated into the project. Commissioner Porter seconded the motion. Brandon Hill said this application will be continued to the next agenda, July 25. City staff will work with the applicant. If nothing is worked out in two weeks, another time may be scheduled. Roll Call Vote: Commissioner Lovato Yes Commissioner McEwen Yes Commissioner Porter Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous – C-12-2018 – Continued Approval of June 20, 2018 (Study Meeting) Continued Approval of Minutes from June 27, 2018 (Regular Meeting) Continued Approval of Minutes from July 3, 2018 (Study Meeting) Approved Vote for Chair, Vice Chair for the 2018-2019 fiscal year. Continued There being no further business, the meeting adjourned at 4:56 p.m. Respectfully submitted, _____________________________________ Brenda Turnblom, Administrative Assistant