Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session July 6, 2011 The meeting was called to order at 3:37 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 Barbara Thomas ABSENT: Terri Mills and Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Lehman, Frank Lilly, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Claire Gillmor, Assistant City Attorney Planning Commission Study Session July 6, 2011 Page 2 ZONE CHANGE APPLICATION Z-1-2011 PETITION BY KEN MENLOVE REQUESTING A ZONE CHANGE FROM 'R-1- 6' (SINGLE FAMILY RESIDENTIAL) TO 'C-2' (GENERAL COMMERCIAL). THE PROPERTY IS LOCATED AT APPROXIMATELY 1666 W WHITLOCK AVE ON .23 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Lehman explained that the northern half of a platted street called Parkway was vacated in the 90’s. This is a little odd since typically entire streets are vacated but staff has found a deed showing that this has been done. Once this problem is resolved, another vacation and rezone will return to the Planning Commission to finish off this parcel and allow the applicant the ability to utilize the entire lot. Steve explained that the purpose of this rezone is to provide for a storage facility. He explained that 2 older homes, one of which is already vacated, will be removed to accommodate the proposed business. Barbara Thomas asked if the same person owns all the commercial lots in the area. Steve replied that Mr. Menlove does own many of them. Steve stated that the neighboring property owner expressed concern about gaining access to the rear of her property. The applicant will accommodate this property owner with a gate at the rear of his parcel that she will be able to utilize. Jack Matheson asked if there will be a masonry wall. Steve replied yes and indicated that this is standard for storage facilities. Phil Conder asked if this rezone will include the gate for the neighboring property owner. Steve replied that the gate will likely be on the section of property where the street must be vacated and rezoned. Joe Garcia asked if this property is at ground level. Steve replied yes. Staff and the Planning Commission briefly discussed plans for area. ZONE TEXT CHANGE APPLICATION ZT-2-2011 PETITION BY WEST VALLEY CITY REQUESTING AN ORDINANCE TEXT CHANGE TO CHAPTER 7-2-125 DEALING WITH SWIMMING POOLS. THE PROPOSAL IS TO REDUCE THE SETBACK REQUIRED TO THE SIDE AND REAR YARD PROPERTY LINES AND ELIMINATE THE SETBACK REQUIRED TO DWELLING UNITS ON AN ADJACENT PROPERTY. (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Steve Lehman explained that this request was initiated by City Council. The current regulations for swimming pools require a 10 foot setback from the side and rear property lines. This ordinance took effect in 1988 but there wasn’t much discussion recorded in the minutes from the Planning Commission or City Council. Staff researched other cities in the valley and found the setbacks typically range from 5 to 10 feet. City Council has requested that the minimum setback be reduced to 5 feet. Steve indicated that safety precautions and responsibility would lie with the residents but this does cause some concern for kids jumping off fences into pools. Barbara Thomas stated that she feels 5 feet is too close for noise, safety, and privacy. Phil Conder stated that he doesn’t think another 5 feet will make a difference in noise. He added that safety lies with the property owner and kids will do dangerous things regardless of where the pool is located. Jack Matheson agreed and stated that he is comfortable modifying the setback requirements to 5 feet. Harold Woodruff stated that he would prefer the 10 foot setback requirement. Planning Commission Study Session July 6, 2011 Page 3 CONDITIONAL USE APPLICATIONS C-22-2011 PETITION BY AMITPAL SINGH, REPRESENTING QUIK PIK MARKET, REQUESTING CONDITIONAL USE APPROVAL FOR A CONVENIENCE STORE IN AN EXISTING BUILDING. THE PROPERTY IS LOCATED AT 4655 S 4800 W ON .53 ACRES AND IS ZONED 'C-2'. (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Steve Lehman stated this application is for a new convenience store. The following items were discussed in relation to what staff believes this site needs as part of this application. Staff will recommend that the pole sign is removed and the landscaping is reinstalled according to the original site plan. He indicated that the parking lot has already been resurfaced. Steve stated that the site has quite a bit of graffiti and trash around it and all of this will need to be removed as part of this conditional use. He stated that the building should also be repainted and maintained. Staff is contemplating whether a trash enclosure should be included and whether a fence should be added on the north side of the property to separate the residential homes. He stated that a solid, masonry fence could cause problems for the Police Department since that would create a dark alley perfect for crime. He suggested a more visible fence or a landscaping buffer would likely be the best option. Barbara Thomas stated that she would like to leave it as open as possible to allow pedestrian access between properties. C-23-2011 PETITION BY HUGHES GENERAL CONTRACTORS, REPRESENTING SILVERADO INVESTMENTS, LLC, REQUESTING CONDITIONAL USE APPROVAL FOR A 5400 SQUARE FOOT STRUCTURE AND EXTERIOR BRIDGE CRANE. THE PROPERTY IS LOCATED AT 4899 W 2100 S ON .35 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Frank Lilly stated that the applicant is requesting an amendment to construct a new structure and bridge crane. He indicated that the facility won’t have electric, gas, or water and will simply be a fully enclosed storage building. He stated that it is 1700 feet from the nearest street and is not visible to the public. Brent Fuller asked what type of fence separates this property from the golf course. Frank replied that he will look into this. He explained that this has to come to the Planning Commission simply because there was a conditional use on the property. Claire agreed and added that any time there is a change to the original site plan, the Planning Commission must review it. There being no further business, the meeting was adjourned at 4:28 p.m. Respectfully submitted, __________________________________ Nichole Camac, Administrative Assistant