Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session August 3, 2011 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, Barbara Thomas, and Imaan Bilic ABSENT: Terri Mills and Joe Garcia WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Jody Knapp, Steve Lehman and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Nicole Cottle, CED Director Claire Gillmor, Assistant City Attorney Planning Commission Study Session August 3, 2011 Page 2 ZONE TEXT CHANGE APPLICATION ZT-3-2011 PETITION BY WEST VALLEY CITY REQUESTING AN ORDINANCE TEXT CHANGE TO REDUCE THE SETBACKS REQUIRED FOR BASEMENT ACCESS WAYS. (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that there have been a lot of requests to allow basement access in side yards. Access in the backyard can sometimes be inconvenient as access ways can often take up a great deal of space. Jody stated that this proposed change will allow access from the side yard and require that a 2 foot setback to the property line be maintained. Jody explained that this will not affect the Building Code, adding that Building Code requires a 36 inch railing and a 3’ by 3’ pad. She indicated that this ordinance will not limit straight or curved access ways. Staff and the Planning Commission briefly discussed awnings and window wells in the side yard. SUBDIVISION APPLICATION SV-1-2011 PETITION BY DUANE WILKEY REQUESTING CONSIDERATION TO VACATE AN EXISTING 6-FOOT ALLEY. THE SUBJECT PROPERTY IS LOCATED AT APPROXIMATELY 4326 S. WORMWOOD DRIVE. THE EXISTING ALLEY PROVIDES ACCESS TO THE HUNTER ELEMENTARY SCHOOL. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the Salt Lake County attorney researched this item and found that the County never accepted or collected taxes on this property. The property has now been transferred to West Valley City so the petition to have it vacated can now be heard by the Planning Commission and City Council. Steve stated that there are a number of negative issues that both neighbors on either side of the alley have experienced. However, other residents in the neighborhood will likely want to deny this application because it is a well used walkway. Steve indicated that noticing for this application has been extended to 600 feet. Steve explained that one problem being reported is that people use the walkway to ride their bicycles and motorcycles and this can potentially be resolved by installing bollards. The Police Department didn’t have many more suggestions with the exception of installing lighting or closing down the walkway during the summer. Steve explained that a traffic engineer can also evaluate the area to find ways to help with traffic congestion caused by people dropping their children off in the morning. Barbara Thomas stated that the residents created the problem by adding sheds and closed fences so close to the walkway. She added that the residents were aware of the walkway when they moved in. Jack Matheson stated that he is in favor of closing this because it’s not much further to walk around to get to the school. He stated that the school is designed for drop off in the front and parents dropping their children off at this walkway can be a safety concern. He added that the school is not taking responsibility for the walkway. Phil Conder suggested installing a solid fence. Steve stated this might help but graffiti would likely become a greater problem. Planning Commission Study Session August 3, 2011 Page 3 CONDITIONAL USE APPLICATION C-24-2011 PETITION BY TODD MEYERS REQUESTING CONDITIONAL USE APPROVAL FOR A COMPLETE SITE REMODEL OF A MAVERIK CONVENIENCE STORE. THE PROPERTY IS LOCATED AT 5610 W 5400 S ON 1.35 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated this new building will be modeled after the Maverik located near WinCo on 5600 W and 2700 S. She indicated that Maverik will be acquiring more property at this location and the building will therefore be set back a little further than the existing one. Jody explained that UTA is looking to install BRT at this location in the future so Maverik will be coordinating with them to ensure landscaping isn’t installed in the right of way. She stated that they will need 8 trees on 5600 W and 6 trees on 5400 S. She added that trees and a wall will be installed behind the building to buffer the use from the proposed residential homes in the area. Jody stated that the site meets all parking requirements and will have the required masonry enclosure for the dumpster. The current site has two signs but only one sign is being proposed for the remodeled site. Jody explained that the proposed sign is larger than the ordinance allows unless the applicant meets the bonus sign criteria. Jack Matheson stated that he feels the brick on the sign should count toward the bonus sign criteria. Harold Woodruff asked if there will be room for the sign after the road is widened. Jody replied that they may need to modify it when that time comes. Brent Fuller asked if there will be signs on the gas canopy as well. Jody replied yes and added that this is standard. She explained that there will also be rock columns on the canopy. Jack Matheson stated that there isn’t a lot of signage on the building. PLANNING COMMISSION BUSINESS PLANNING COMMISSION URMMA TRAINING (STAFF- CLAIRE GILLMOR AT 801-963-3396) Discussion: Claire Gillmor reviewed various Planning Commission rules and regulations. Staff and the Planning Commission also discussed Planning Commission role and legislative as well as administrative decisions. There being no further business, the meeting was adjourned at 4:49 p.m. Respectfully submitted, __________________________________ Nichole Camac, Administrative Assistant