Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session August 18, 2010 The meeting was called to order at 3:33 p.m. by Chairman Harold Woodruff at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Brent Fuller, Jack Matheson, Phil Conder, Joe Garcia, Barbara Thomas, and Imaan Bilic ABSENT: Terri Mills WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Lehman, Jody Knapp, Ron Weibel and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Claire Gillmor, Assistant City Attorney Planning Commission Study Session August 18, 2010 Page 2 SUBDIVISION APPLICATION S-5-2010 PETITION BY IVORY HOMES REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE 5TH PHASE OF THE HIGHBURY PLACE SUBDIVISION. THE PLAT WILL CONSIST OF 12 LOTS ON 5.28 ACRES AND IS ZONED R-1-8. THE PROPOSED SUBDIVISION WILL BE LOCATED AT APPROXIMATELY 2820 SOUTH 5220 WEST. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman described the different phases of the Highbury Place Subdivision and indicated their locations on the map. Steve explained where bridges, boat launches, and pedestrian walkways will be located. Barbara Thomas asked if homes will have access to the waterway from their backyard. Steve replied no. Barbara asked if the 12 homes built in this phase will front the road. Steve replied yes. Staff and the Planning Commission further discussed the pedestrian walkways throughout the development. CONDITIONAL USE APPLICATIONS C-16-2010 PETITION BY KRISTA DOUGAL REQUESTING CONDITIONAL USE APPROVAL FOR A MAJOR HOME OCCUPATION FOR A PRESCHOOL. THE PROPERTY IS LOCATED AT 3342 SOUTH SHALISE CIRCLE ON .25 ACRES AND IS ZONED 'R-1-8'. (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp indicated that this is a corner lot and there is plenty of room for pick-up and drop-off. She stated that children will be 3-4 years old and there will be 2 hour classes on Tuesday, Wednesday, and Thursday. She added that the applicant may wish to enroll more children depending on how successful the pre-school is. This would change the hours to Monday through Friday with morning and afternoon sessions. Jody explained that there should be at least 30 minutes in between sessions to eliminate any traffic concerns. Barbara asked if there is a maximum number of children allowed. Jody replied six. Barbara asked if an extra bathroom will be needed. Jody replied no. Barbara asked if there are enough exits. Ron Weibel replied that the applicant must meet all Building Inspection and Fire Department requirements. C-17-2010 PETITION BY LAKE PARK PROJECT, LLC REQUESTING CONDITIONAL USE APPROVAL TO BUILD A 79 ROOM HOME2 SUITES BY HILTON EXTENDED STAY HOTEL. THE PROPERTY IS LOCATED AT 2595 S. LAKE PARK BLVD ON 2.26 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- RON WEIBEL AT 801- 963-3361) Discussion: Ron Weibel explained that this is a Home2 Suites hotel which is a new brand for Hilton. He stated that the building will be 4 stories and will have a total of 79 rooms. Ron indicated where the entrances to the site are located and explained the parking requirements for this type of use. He stated that there are enough parking spaces and if more are ever needed there are shared parking agreements on the property. Ron displayed the elevations for the building. He stated that he isn’t sure what type of material will be used but added that he will get this information prior to the Public Hearing. Joe Garcia stated that the building felt drab and lacked character. Ron displayed images of the surrounding buildings and pointed out that there are a lot of reds and tans in the area. Barbara asked what signage the hotel will be asking for. Ron replied there will be a monument sign in addition to the wall signs on the building. He indicated that these all meet the ordinance. Harold asked how long people will be allowed to stay in the hotel. He expressed concern that if there is no limitation, these units can become apartments. Ron replied that he isn’t sure about the maximum amount of time a person is permitted to stay but indicated that this is a regular hotel as well as an extended stay. He explained that research has Planning Commission Study Session August 18, 2010 Page 3 been done and this area is prime for a hotel business. Jack Matheson asked whether the units are upscale. Ron replied that the applicant feels that it is and added that it will be a Hilton so it should be nice. He added that there are a lot of amenities including a breakfast dining area, pool, gym, etc. DISCUSSION ITEMS DISCUSSION DISCUSSION REGARDING THE SUBDIVISION ORDINANCE. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the subdivision ordinance has been well received throughout the years and has only been modified a handful of times. He went through the existing ordinance and described the changes being proposed by staff. Modifications have been made to schematic plan requirements, minor subdivision processes, street dedication requirements, storm water pollution prevention plans, CC&R’s, bonds, right of way pavements for bike lanes, stub roads, fence responsibilities in a PUD, and water courses. He briefly discussed various sections of the ordinance that have been cleaned up and explained where language has been clarified. Staff and the Planning Commission discussed CC&R’s and HOA’s and how violations are enforced by the City. Steve explained that if the City Council denies a subdivision application, the applicant will now be able to resubmit the application right away rather than having to wait a year. He added that currently a developer must record their plat and begin work within 6 months of an approved application but staff would like to extend this to 1 year due to current market conditions. Steve indicated that another modification to the subdivision ordinance requires dedications to be conveyed to the City by deed. Steve stated that cul-de-sacs are discouraged to promote better connection throughout subdivisions. He explained that the rear property in a flag lot must currently be 1.25 times greater than the front property. Staff would like to modify this to be 1.5 times greater instead. Staff and the Planning Commission discussed flag lots and how this rule would apply in various zones. The Planning Commission recommended that staff look further into this to see if different requirements would make sense for different zones. PLANNING COMMISSION BUSINESS PLANNING COMMISSION CHAIRMAN/VICE-CHAIRMAN NOMINATIONS Chairman Nominations: Harold Woodruff, Barbara Thomas, Brent Fuller, and Phil Conder Vice- Chairman Nominations: Harold Woodruff, Barbara Thomas, Phil Conder, Brent Fuller, Jack Matheson, and Terri Mills There being no further business, the meeting was adjourned at 4:50 p.m. Respectfully submitted, ___________________________________ Nichole Camac, Administrative Assistant