Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session December 1, 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, Phil Conder, Joe Garcia, and Imaan Bilic ABSENT: Terri Mills and Barbara Thomas WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Lehman, Ron Weibel, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Claire Gillmor, Assistant City Attorney Planning Commission Study Session December 1, 2010 Page 2 ZONE CHANGE APPLICATION Z-3-2010 PETITION BY NORMA HANSON REQUESTING A ZONE CHANGE FROM 'A' (AGRICULTURE) TO 'R-1-8' (RESIDENTIAL SINGLE FAMILY MINIMUM LOT SIZE 8,000 SQUARE FEET). THE PROPERTY IS LOCATED AT 3955 SOUTH 2200 WEST ON 1.92 ACRES. (STAFF- STEVE LEHMAN AT 801-963- 3311) Discussion: Steve Lehman explained that the property owner’s husband passed away this past year and the property is too large for her to manage on her own. This rezone will allow the property to be divided into two flag lots. Steve indicated that staff suggested the property be rezoned to ‘R-1-8’ to ensure that the applicant is able to meet frontage requirements. Steve explained that homes built on the lots will abide by single family standards and added that no manufactured homes will be allowed as required in a development agreement. Steve explained that there is an irrigation ditch on site that has caused concern with residents in the past so staff will require that this be piped to prevent problems. Steve added that staff will also require a 6 foot chain link fence around the property to separate the use from agricultural zones. Imaan Bilic asked if the property owner will be selling the lots. Steve stated that the applicant will likely sell the lot to her son. Imaan asked if animals will be allowed on these lots. Steve replied no. ZONE TEXT CHANGE APPLICATION ZT-16-2010 PETITION BY WESTERN GARDEN CENTER REQUESTING AN ORDINANCE TEXT CHANGE TO ALLOW RECEPTION CENTERS AS AN ACCESSORY USE TO A NURSERY/GARDEN CENTER IN A C-1 (NEIGHBORHOOD COMMERCIAL) ZONE. (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Ron Weibel stated that this text change would allow reception centers as an accessory to a nursery or garden business. Ron stated that any reception center would need to close by 10 p.m. and everyone would be required to be off site by 10:30 p.m due to the proximity of residential homes. He indicated that Western Gardens, the applicant petitioning for the text change, have indicated that they are okay with this requirement. Ron stated that this change would apply to all nursery/garden centers in ‘C-1’ zones. Ron explained that staff will look into this a little further to see if this definition could also apply for businesses like Flower Patch. Staff and the Planning Commission briefly discussed the master plan for this area. Imaan Bilic asked if any feedback has been received from the neighbors. Ron replied that specific properties aren’t noticed on zone text changes. Jack Matheson stated that he doesn’t believe this particular site would be a problem but is concerned with changing the entire ordinance and allowing the option for other sites. SUBDIVISION APPLICATION SV-4-2010 PETITION BY WEST VALLEY CITY COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT REQUESTING CONSIDERATION TO VACATE ALL OF 2870 WEST STREET. THE LOCATION OF THIS STREET IS 2870 WEST LEHMAN AVENUE (3590 SOUTH). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that the City owns all the properties in the area and is now requesting to vacate 2870 west. He indicated that access to the homes and utilities will stay in place until the project is completed and everything is torn down. Steve stated Planning Commission Study Session December 1, 2010 Page 3 that the City will acquire the entire vacated street, instead of half, due to the way the subdivision was originally platted. Steve explained that people are still renting out units in the area and the City will continue this as a way to generate revenue. Steve stated that this vacation is necessary to remove the right of way and to eventually allow new developments to be constructed in the future. S-7-2010 PETITION BY SR PROPERTIES LLC REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE D&G SCALE SUBDIVISION. THE PROPERTY IS LOCATED AT 2602 SOUTH 3200 WEST AND WILL CONSIST OF 3 COMMERCIAL LOTS ON 2.10 ACRES. THE PROPERTY IS CURRENTLY ZONED 'M' (MANUFACTURING). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that the property owners are requesting to divide this lot into three separate parcels in anticipation of future retail business sites. Steve explained that there are two points of access onto the property and language will be placed on the plat to allow for a cross access agreement. Phil Conder asked why a cross access agreement will be necessary. Steve explained that this will allowed for shared parking and maneuverability. Staff and the Planning Commission discussed potential concerns with Granger Hunter and the way the site is piped. S-8-2010 PETITION BY SARAH JOHNSON, REPRESENTING UDOT, REQUESTING AN AMENDMENT TO LOTS 1 BINGHAM SUBDIVISION, LOT 1A LA GRANGE PARK NO. 1 SUBDIVISION AND LOT 15 WEST HAVEN NO. 1 SUBDIVISION. THE REQUEST WILL ALSO ELIMINATE THE ACCESS TO CORBIN DRIVE (3780 WEST) FROM 3100 SOUTH. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that UDOT will be constructing a continuous flow interchange at this intersection. He indicated that UDOT will be purchasing one entire property and a portion of 2 additional properties in order to close Corbin Drive and create a cul-de-sac. UDOT met with residents and the primary concern was an increase in traffic on the neighboring street. Steve stated that Fire Code will require that there are removable bollards in the area since there will not be 2 access points to the cul-de-sac. Steve reviewed the three major reasons that UDOT would like to close this street including danger of turning onto 3100 south into traffic that is speeding up, the constriction of free flowing traffic, and concern with pedestrian crossing. Staff and the Planning Commission discussed speed limits in the area, turn lanes, and safety of pedestrians. There being no further business, the meeting was adjourned at 4:27 p.m. Respectfully submitted, _________________________________ Nichole Camac, Administrative Assistant