Planning Commission Meeting

COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT WEST VALLEY CITY PLANNING COMMISSION MINUTES July 25, 2018 The meeting was called to order at 4:02 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 Cindy Wood ABSENT Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF Brock Anderson, Steve Lehman, Steve Pastorik, and Brenda Turnblom AUDIENCE There were six people in the audience. Application #: Z-9-2018 Applicant: West Valley City Address: 3316 S 5600 W Request: Zone Change from A to C-2 Property Size: 1.01 acres West Valley City staff has submitted a zone change application for 1.01 acres of property located at 3316 S 5600 W. The parcel is currently zoned A (agriculture, minimum lot size ½ acre) with a General Plan designation of office/education. The proposed zone is C-2 (general commercial). The subject property serves as a storm water retention pond for the neighboring commercial development to the east. The property is surrounded by C-2 zoning. Surrounding land uses include 3600 Constitution Blvd. West Valley City, UT 84119-3720 Phone (801) 966-3600 Fax (801) 963-3559 West Valley City Planning Commission July 25, 2018 Page 2 Walmart to the north, a shopping center slatted for renovations to the east, vacant property to the south and vacant property to the west that will soon be developed as part of the Mountain View Corridor. Maintaining the current A zone would require the adjoining shopping center, which will soon be renovated, to install a masonry wall along the east side of the property. Where residential use on the subject property is not anticipated, a masonry wall would not serve the intended purpose of a screen and buffer for residential uses next to commercial. In fact, installing a wall here could create a problem in that the City has already seen vagrants on this property. Where the property is used as a retention pond for commercial development, C-2 zoning seems the most appropriate from staff’s perspective. Staff Alternatives: 1. Approval of the zone change to C-2. 2. Continuance, for reasons determined during the public hearing. 3. Denial Motion: Commissioner McEwen moved to approve Z-9-2018. Commissioner Lovato seconded the motion. Vote: Brent Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Unanimous – Z-9-2018 – Approved S-11-2018 The Reserve – Preliminary Plat 3755 South 5450 West RE Zone 8 Lots 3 Acres 2.6 U/A BACKGROUND Mr. Ken Olson is requesting preliminary approval for the Reserve Subdivision. The subject property is located at approximately 3755 South 5450 West. The property was recently rezoned from the A zone to West Valley City Planning Commission July 25, 2018 Page 3 the RE Zone. The subdivision is bordered on the north, south and west by residential property zoned A. Property to the east is residential housing, but zoned R-1-10. The Planning Commission may recall from the rezoning that 5450 West has a unique mix of zoning, lot sizes, housing and street improvements. Along this section of 5450 West, lot sizes vary from just under 6,000 square feet to over 3 acres. Roughly half of the homes on the street were built before 1950. The road is approximately ½ mile long and is tree lined in some sections, and is mostly void of curb, gutter, and sidewalk. STAFF/AGENCY CONCERNS: Fire Department:  Fire hydrants to be installed in accordance with the Uniform Fire Code. Granger Hunter Improvement District:  Project will need to run availability for water, sewer and fire protection.  Subject to design and review inspections. Utility Agencies:  Subject to all standard easement locations. Public Works:  Authorization required of ditch/water users for any abandonment, relocation, piping or any other modifications to existing ditches or irrigation structures. Concerns related to tail water exiting property to the south.  Revisions to plat are required.  Follow recommendations outlined in the soils report.  Concern over slope along the north and east boundaries.  Will coordinate with the developer regarding improvements along 5450 West. Building Inspections:  Follow recommendations in the soils report. ISSUES:  Mr. Olson is seeking preliminary approval for the Reserve Subdivision. The subdivision will consist of 8 lots on 3 acres. This equates to an overall density of 2.6 units per acre. Based on the proposed plat, lot sizes range from 12,134 square feet to 17,791square feet. The average lot size in the subdivision has been calculated at 15,080 square feet. West Valley City Planning Commission July 25, 2018 Page 4  However, while evaluating the plat, staff noticed that the developer was showing a 20-foot half width along 5450 West. The City Engineering Division is recommending a 25-foot half width based on the existing right-of-way along 5450 West. With the increased right-of-way, the lot layout will need to be modified slightly in order for the subdivision to comply with the 15,000 square foot average. Staff believes that the private street can be adjusted to provide more square footage in the lots.  Access to the subdivision will be gained from 5450 West. This street is void of any formal improvements. During the rezoning process, a decision was made to allow this street to remain primarily in its current condition. The only modification being made is right-of-way dedication to a 25-foot half width. This will result in a slight increase in the asphalt width, but curb, gutter and sidewalk will not be required. Public Works will require a delay agreement for those lots adjacent to 5450 West to assist with formal improvements should they ever be installed.  Lots within the subdivision will be accessed via a private street. The street will end in a hammerhead configuration to accommodate emergency service vehicles. The private street will consist of a modified gutter system and 26 feet of asphalt. Lots 101 and 102 will front 5450 West while all other lots will gain access via the private street.  The private street will be raised slightly in order to drain storm water and to accommodate the sewer depth. Due to the street being raised, there is a concern with finished grades along the north and eastern portions of the subdivision. Staff inquired of the developer to see what the plan was for final grading. The developer informed staff that lots 105-108 along the eastern portion of the subdivision, would have daylight and/or walk out basements. The area along the north side of the subdivision is still a concern, but this is being evaluated by the City’s Engineering Division.  As formal improvements such as curb and gutter will not be installed along 5450 West, special consideration will need to be given to storm water. The developer is proposing to send storm water into an existing drainage channel east of the street. This water will then run north and east. However, the City Engineering Division is recommending that storm water be piped across the property to the north and tie in with an existing storm drain line installed as part of the Gordon Evans Subdivision. This will eliminate the need to pipe storm water along the entire north line of the subdivision.  The applicant has submitted a soils report. This report indicates that ground water was encountered at a depth of 13 feet. Based on this number, basements will be allowed for all new homes. This report is being reviewed by the City Building Official and City Engineer to determine what standards will be monitored for housing and street construction.  The subdivision is located adjacent to agricultural properties along the north and south boundary. City ordinance will require that a 6-foot chain link fence be installed in these locations. In addition, a note will need to be placed on the plat identifying these areas as properties in agricultural use, and may be subject to sights, sounds and odors common to this type of use.  As part of the subdivision requirements in the RE zone, the developer is required to install an entry feature off of 5450 West. The location, setting and materials have yet to be provided, but will be coordinated with staff.  There are a number of mature trees along 5450 West and along the eastern boundary of the West Valley City Planning Commission July 25, 2018 Page 5 subdivision. As part of the developer’s vision for this subdivision, all trees where possible will remain. There may be one tree that needs to be eliminated along 5450 West to accommodate a new driveway for lot 101, but all others will remain. The existing trees along the east boundary will provide a natural buffer from the residential community to the east. It was staff’s understanding that the developer would clean up and trim trees along 5450 West, but trees along the eastern boundary would remain as is. Care and maintenance of these trees will be addressed as part of the conditions covenants and restrictions. STAFF ALTERNATIVES: A. Grant preliminary plat approval for the Reserve Subdivision subject to the following conditions: 1. That compliance be made with Granger Hunter Improvement District regarding water line extensions, sewer connections and fire protection. 2. That the subdivision name and interior street names be approved by Salt Lake County Addressing Division. 3. That recommendations outlined in the soils report be followed. 4. That street improvements be in accordance with plan and profiles approved by the City Engineering Division. This requirement is for 5450 West and the private street. 5. That all matters pertaining to the existing irrigation system be addressed with the Public Works Department. 6. That the developer resolves all staff and agency concerns. 7. That 6-foot chain link fencing be installed along all agriculturally zoned lots and that a notation referencing the agricultural use be placed on the plat as well. 8. That the entry feature at 5450 West be provided to staff prior to the subdivision plat being recorded. Provisions shall be made for the perpetual maintenance of said entry feature. 9. That this subdivision complies with all provisions of the development agreement. 10. That careful consideration be given to the final grading of this property. Said grading shall be done in such a way that it creates daylight or walk out basements for lots 105- 108. Consideration shall be given to mitigate those areas of slope in the side yard setback on said lots. Final grading on the north side shall be coordinated with the City Engineering Division. 11. That the developer revises the plat to ensure that dedication along 5450 West will not create a problem with the average square foot requirement of the subdivision. B. Continuation to address issues raised during the public hearing. Applicant: Ken Olson West Valley City Planning Commission July 25, 2018 Page 6 10299 Springcrest Lane South Jordan, Utah 84095 Discussion: Commissioner McEwen asked if the delay agreement needs to be disclosed to the purchasers of the property. Steve Lehman said the delay agreement will show up as a line item in the title reports prior to the sale of the homes. Ken Olson said he is amenable to the site plan change showing a narrower cross section for the right-of-way and additional storm water piping across 5450 West. Dave Fisher lives across the street from this subdivision at 3760 South 5450 West. He asked who is responsible for the large trees that line 5450 West. He reported that the trees are old and dying. Large limbs have fallen across the street, across power lines, and in his driveway. No one has been hurt by these falling limbs, but they are a liability to someone. Ken Olson said two trees will be removed to make room for the road. As the developer, he will remove the dead wood from the trees to make them healthier. The property owners will be responsible to keep the trees on their properties trimmed. There will be no topping or removing of trees without HOA permission. David Fisher is against having an entry feature to the subdivision that looks like a billboard or advertisement. He feels it would not fit in this rural area. David Fisher asked if there will be a retaining wall with a gate. Steve Lehman said this subdivision will not be a gated community. Ken Olson said the entry feature will be incorporated into the wrought iron fence. It will be a small sign which identifies “The Reserve” subdivision. David Fisher asked when construction will begin. Ken Olson said he hopes to begin piping September 1, which will take 3-4 weeks. Paving will be done early spring. David Fisher said the property is covered with dry grass which poses a fire hazard. Ken Olson said he will either ask Jay Christensen to irrigate the property, mow it, or put animals there to eat the grass. Motion: Commissioner Winters moved to approve S-11-2018 subject to the eleven conditions listed in the staff report. Commissioner Porter seconded the motion. Vote: Brent Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Unanimous – S-11-2018 – Approved C-13-2018 West Valley City Planning Commission July 25, 2018 Page 7 RGA Design Center 1741/1751 W 3100 S C-2 Zone (1.47 acres) This application was continued from the July 11 Public Hearing. The Planning Commission had concerns over an access road behind one of the proposed buildings. The road would have been used to access garage doors along the back of the building. City Code only allows one curb cut for the project, so the access road would have dead- ended into the landscaped buffer along 3100 South. There were safety and maneuverability concerns related to this road that the Planning Commission wanted addressed. Since the hearing, the applicant revised the building footprints and site plan, eliminating the access road. All the garage doors will be on the front of the building. 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 12,867 sq. ft. and the other will be 11,745 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 each building. 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. Fifty-five parking stalls are required on the site based on 50% of the stalls being for intensive retail and 50% for warehousing. There are currently 53 striped stalls on the site plan. If all of the tenant spaces are filled with less intensive retail uses like the applicant is proposing, then 28 of the 55 stalls would not be required. Based on the proposed tenants for the building, as well as the fact that additional stalls could be provided in front of the garage doors if non-auto related uses are in the building, then there should be adequate parking on the site. Fifteen percent landscaping is required for this site and 18% is proposed. A 10’ landscaped buffer and masonry wall shall be provided adjacent to the residential properties all along the western and southern 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. West Valley City Planning Commission July 25, 2018 Page 8 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. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. Warehousing shall be limited to 50% of the square footage of each building. 2. The site shall be constructed per the approved plan. A cross-access agreement shall be provided for the eastern access to Redwood Road. 3. There shall be 15% landscaping on the site and the frontage along 3100 South shall meet the Standards for Landscaping Along High-Image Arterial Streets found in 7- 10-103. All landscaped areas shall include 50% live plant material. 4. The western and southern boundaries adjacent to residential shall meet the landscaping and masonry wall requirements set forth in Title 7. 5. The buildings shall be constructed per the approved plans and shall meet the Commercial Design Standards outlined in 7-11-300P. 6. Signage shall comply with the West Valley City Code. 7. Shall meet the requirements of all affected departments and agencies. 8. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Applicant: James Carroll 1750 West 3100 South West Valley City, Utah 84119 There was no discussion, as public comment was closed at the July 11 public hearing. Motion: Commissioner Lovato moved to approve C-13-2018 subject to the eight conditions listed in the staff report. Commissioner Winters seconded the motion. Vote: Brent Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes West Valley City Planning Commission July 25, 2018 Page 9 Unanimous – C-13-2018 – Approved Approval of Minutes from June 20, 2018 (Study Meeting) Approved Approval of Minutes from June 27, 2018 (Regular Meeting) Approved Approval of Minutes from July 11, 2018 (Regular Meeting) Approved Approval of Minutes from July 18, 2018 (Study Meeting) Approved APA Conference, October 4-5, 2018, Jordan Commons, Sandy, Utah – Steve Pastorik Vote for Chair, Vice Chair for the 2018-2019 fiscal year Motion: Commissioner Winters stated he is happy with the way things are and moved to keep Clover Meaders as Chair and David McEwen as Vice Chair. Commissioner Lovato seconded the motion. Vote: Brent Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Clover Meaders was elected to continue as Chair and David McEwen was elected to continue as Vice Chair. There being no further business, the meeting adjourned at 4:30 p.m. Respectfully submitted, _____________________________________ Brenda Turnblom, Administrative Assistant