Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session October 6, 2010 The meeting was called to order at 3:35 p.m. by Chairman Brent Fuller at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Brent Fuller, Jack Matheson, Terri Mills, Phil Conder, Barbara Thomas, and Imaan Bilic ABSENT: Joe Garcia WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Jody Knapp, Steve Lehman, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Claire Gillmor, Assistant City Attorney Planning Commission Study Session October 6, 2010 Page 2 ZONE CHANGE APPLICATIONS Z-2-2010 PETITION BY VAN NGUYEN REQUESTING A ZONE CHANGE FROM 'A' (AGRICULTURE) TO 'C-2' (GENERAL COMMERCIAL). THE PROPERTY IS LOCATED AT 2351 S AND 2363 S REDWOOD ROAD ON 1.8 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik explained there are two lots and indicated that they haven’t been well maintained. He stated that there is a vinyl fence separating the townhome development to the east. Steve explained that there are two homes on the property that will be knocked down and a commercial strip mall will be constructed. He displayed the conceptual plans for the property and explained potential businesses, including a market, that are being proposed. Steve indicated that two rezone applications have been submitted in the past but they were applying for just one of the properties and were requesting an automotive use which the Planning Commission and staff felt was inappropriate for the area. Steve stated that there are three properties to the north and a 7-11 on the corner. He indicated that staff would like to maintain an open layout to allow for good traffic flow between parcels if the homes to the north are ever rezoned. Steve explained that the General Plan calls for mixed use in this area and, given the surroundings, staff feels this is being accomplished. Terri Mills asked if the property owners to the north have been approached about selling their property. Steve replied that he isn’t sure if this has been discussed because the applicant has only expressed interest in these parcels. He added that it would be nice to have the entire corner tie up. Jack Matheson asked if there has to be any type of fence separating the residential homes from the proposed commercial properties. Steve replied there should be some sort of fence even if it’s temporary such as vinyl or chain-link with slats. Phil Conder asked if Mr. Nguyen is a reliable developer that typically follows through on his project proposals. Steve replied he hasn’t personally worked with him too much before but can ask other planners what their experiences are. Barbara Thomas indicated that she feels a more creative design can be planned for the building placement and parking. She added that she does feel it makes sense to change the zoning. Harold Woodruff asked if the homes to the north can have chickens since they are in an agricultural zone. Steve replied yes. CONDITIONAL USE APPLICATIONS C-25-2010 PETITION BY MAI NGUYEN, REPRESENTING COUNTRY SQUARE, REQUESTING CONDITIONAL USE APPROVAL FOR A COMMERCIAL REMODEL. THE PROPERTY IS LOCATED AT 1980 W 3500 S ON 1.92 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp explained that the applicant wants to do a façade remodel on two buildings, add landscaping on the building closest to 3500 south, resurface the parking lot, and add new walls. Jody indicated that there have been a lot of issues reported on this site but staff has been trying to work with the applicant on this remodel in hopes that it will clean itself up. Jody discussed the drive through at the restaurant building and explained that staff has contacted UDOT to ensure that this is okay to keep open. Jody displayed pictures of the site and indicated where repairs to fences and the Planning Commission Study Session October 6, 2010 Page 3 parking lot will occur. She explained that the uses make this site very intense. The ordinance would call for 352 parking stalls but there are only 109 on the property. Staff will limit any other future businesses on the site from increasing the amount of required parking. Steve Pastorik added that some uses (such as the dance hall and reception center) are open at night while others (such as the restaurant and travel agency) are open only during the day. Phil Conder stated that there is a lot of graffiti on the fences and questioned if there is a way to prevent this problem when the new large, blank walls go in. Jody replied that staff can talk with applicant about doing a fence with a rougher surface or something along those lines. Jody explained that the sign will remain the same but it will be moved back slightly and upgraded to match the buildings. Jack Matheson asked why it’s a conditional use if someone just wants to improve their property. Jody replied that it should be reviewed since it’s a significant change and there has been so many problems on the site. She added that the applicant is also requesting a liquor license as part of this conditional use. Barbara Thomas asked if there are any licenses available through the State. Jody replied no. Harold Woodruff asked if the liquor license would apply to the entire site or just to the restaurant. Jody replied it would only apply to the restaurant. C-26-2010 PETITION BY MARK WILSON ARCHITECTS, REPRESENTING GLENS TIRES, REQUESTING CONDITIONAL USE APPROVAL FOR A TIRE CENTER REMODEL. THE PROPERTY IS LOCATED AT 3368 S REDWOOD ROAD ON 1.4 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp explained that the new property owner wants to completely remodel the site. She stated that the applicant will be doing the Redwood streetscape, masonry walls, gravel surfacing in the back, an enclosure for the stacks of tires, and canopies off the building. She displayed the site plan and indicated the various elements to the remodel. Brent Fuller asked if the east elevation is stucco. Jody replied yes. Barbara Thomas asked if tires are allowed to be stored on site. Jody replied they can’t be piled outside, they must be covered. She added that she isn’t familiar with Health Department regulations regarding tires. Jack Matheson asked if metal buildings are allowed. Jody replied that the entire building can’t be metal. DISCUSSION ITEMS DISCUSSION DISCUSSION REGARDING THE SUBDIVISION ORDINANCE. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the Planning Commission’s recommendation of approval for the Subdivision Ordinance text change has been forwarded onto City Council. He explained that in the hearing, the Planning Commission had concern regarding maintenance of barrier walls along 1-215 and Bangerter Highway. Steve indicated that since these walls have no access for pedestrians, they will be maintained by UDOT. He stated that this has been clarified in the text of the ordinance. Phil Conder stated that the word ‘and’ should be replaced by ‘or’. Steve replied that he would have legal look at the document and determine the correct language. Planning Commission Study Session October 6, 2010 Page 4 DISCUSSION DRAFT PROJECT AREA PLAN FOR GRANGER CROSSINGS (STAFF- CLAIRE GILLMOR AT 801-963-3396) Discussion: Claire Gillmor explained that the City has been working on a Granger Crossings RDA project area. She indicated that it has gone through the first phase of having a blight study and is currently in the process of drafting an area plan and budget plan. She explained that it was the establishment of this RDA area that prompted the two conditional use items that are on this month’s Planning Commission agenda. Claire indicated that she felt the Planning Commission should have the opportunity to view the plan and approve of it. Phil Conder asked if this will include the City Center Zone. Claire replied no and indicated where the Granger Crossings RDA is located. She explained that the bulk of this project consists of commercial property. Claire and Steve Pastorik briefly explained what an RDA is and how tax increments work for the property owners. Phil Conder asked how long the RDA will be in place. Steve replied 15 years. Barbara asked if the plan had been approved by taxing entities such as school districts, etc. Claire replied no but indicated that the next step is notifying the committee that represents these taxing entities. The Planning Commission agreed that the Granger Crossings RDA plan complies with the General Plan and the Chairman signed a letter indicating this. There being no further business, the meeting was adjourned at 4:35 p.m. Respectfully submitted, ___________________________________ Nichole Camac, Administrative Assistant