Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session June 15, 2011 The meeting was called to order at 3:37 p.m. by Vice-Chairman Phil Conder at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Jack Matheson, Phil Conder, and Barbara Thomas ABSENT: Brent Fuller, Terri Mills, Joe Garcia, and Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF: Jody Knapp, Ron Weibel, Steve Lehman, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Planning Commission Study Session June 15, 2011 Page 2 CONDITIONAL USE APPLICATIONS C-17-2011 PETITION BY UT NGUYEN REQUESTING CONDITIONAL USE APPROVAL FOR A SHOPPING CENTER. THE PROPERTY IS LOCATED AT 1920 W 3500 S ON 1.19 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp explained that she contacted the Police Department regarding the pedestrian access for residents to the north of the property. She hasn’t received an official statement back from them yet but stated that a general comment she received was one of concern. The building screens a large section of the parking lot which provides a good place for criminals to hide and an easy escape route into the neighborhoods if the pedestrian access were opened. Barbara Thomas stated that she understands the concern but stated that walkability needs to be increased in the community. She suggested orienting the building in a different way to prevent the safety concern for the Police Department. Jack Matheson disagreed and stated that he feels it is a significant security issue that would be difficult to prevent. He added that people will still be able to walk a couple blocks around to access the store if they want to. Phil Conder commented that the draw of this particular shopping center probably isn’t for neighboring residents but more for people who live a little further away. He questioned whether the pedestrian access would even be utilized by the residents and whether or not it would be something they were interested in. Jody stated that the neighboring property, also owned by the applicant, hasn’t been well maintained in the back. She indicated that there is a lot of garbage, graffiti, and dead landscaping. Jody stated that the drawings provided by the applicant are inaccurate in the measurements and there is also a problem with the building orientation for the Fire Department who will not be able to access the rear of the property. She stated that this will need to be worked out with the Fire Department and UDOT before any approval is given. C-18-2011 PETITION BY HUGHES GENERAL CONTRACTORS, REPRESENTING KILGORE COMPANIES, LLC., REQUESTING CONDITIONAL USE APPROVAL TO BUILD A SHOP BUILDING OF APPROXIMATELY 31,500 SQUARE FEET. THIS BUILDING WOULD BE FOR REPAIR AND MAINTENANCE OF THE EQUIPMENT USED IN THE EXCAVATION, ASPHALT AND CONCRETE BUSINESS AT THIS SITE. THE PROPERTY IS LOCATED AT 6651 W 5400 S ON 4.38 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Ron Weibel stated that there is a large 16-20 foot berm along the front of this property. He provided an aerial of the property that also indicated which parts of the frontage will eventually be purchased from Kilgore by UDOT. Ron stated that staff will suggest in the analysis that the applicant install a 20 foot landscape buffer south of the future right of way line. Further west on the property, staff suggests the applicant install the landscaping at the 40’ half-width right of way line. Ron stated that if there is a reclamation plan showing future development within 5 years on this frontage, a delay agreement may be allowed. Barbara Thomas stated that the applicant should be required to meet what is in the ordinance, especially since this will become a much more busy and visible place in the near future. She asked if the applicant must use green landscaping or if it can be xeriscaped. Ron replied that there are a combination of things that can be done. Planning Commission Study Session June 15, 2011 Page 3 SUBDIVISION APPLICATIONS S-1-2011 PETITION BY JEFF CONDIE REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR A PLAT AMENDMENT TO LOT 406 OF THE CONDIE PARK ESTATES NO. 4 SUBDIVISION. THE PURPOSE FOR THE PLAT AMENDMENT IS TO ADD ADDITIONAL PROPERTY TO LOT 406 IN ORDER TO CREATE A LARGER BUILDING AREA. THE PROPERTY IS LOCATED AT 4691 WEST CONDIE VIEW DRIVE (4225 SOUTH) AND IS ZONED R-1-8. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that there is an individual who wants to purchase a piece of property in this subdivision but his home is too large to fit on the lot. He would like to purchase an additional 20 feet of property from the neighboring undeveloped subdivision. Steve stated that the curb, gutter, and sidewalks will all need to be extended as well as the road and any other improvements. He stated that the undeveloped subdivision has large lots so the 20 feet will be made up pretty easily. SD-1-2011 PETITION BY TERRY ROYLANCE, REPRESENTING SUBURBAN LAND RESERVE INC., REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE 5370 WEST AND LAKE PARK ROUNDABOUT DEDICATION PLAT. THE PROPERTY IS LOCATED AT 5370 WEST LAKE PARK BOULEVARD AND IS ZONED MANUFACTURING. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that city engineers have determined that traffic generated by the new Target store will warrant a roundabout. Because roundabouts require complex engineering, the plans have lagged behind the Highbury Centre Subdivision. Steve stated that a small piece of property that was originally part of the roundabout plat will be removed and included in Target’s subdivision plat to access to the store. Steve indicated that SLR plans construction to begin on July 1, 2011 and the roundabout will be built at the same time. DISCUSSIONS DISCUSSION DISCUSSION REGARDING TARGET’S SIGNS. Discussion: Steve Lehman reviewed the approved elevations for the Target signs. He stated that Target felt the off center sign looked awkward so they wanted to modify it slightly by added a column on the other side and enclosing the sign cabinet. This makes the sign balance and creates a feel Target is happier with. The Planning Commission approved of this modification. There being no further business, the meeting was adjourned at 4:30 p.m. Respectfully submitted, __________________________________ Nichole Camac, Administrative Assistant