Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session May 2, 2012 The meeting was called to order at 3:33 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, Barbara Thomas, and Imaan Bilic ABSENT: Terri Mills WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Jody Knapp, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session May 2, 2012 Page 2 SUBDIVISION APPLICATIONS S-5-2012 PETITION BY KEN PETTY, REPRESENTING MCNEIL ENGINEERING, REQUESTING A PLAT AMENDMENT IN THE HIGHBURY SHOPPES SUBDIVISION. THE PROPOSED APPLICATION WILL AMEND LOT 5E TO CREATE AN ADDITIONAL LOT. THE SUBDIVISION IS LOCATED AT 2807 SOUTH 5600 WEST AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that the applicant would like to create a new lot on the corner of the existing subdivision to provide a greater marketability. He stated that there is already a proposed retail building planned and the applicant has indicated that dividing this corner into its own parcel will make the land easier to sell in the future. Steve stated that the remaining section of the subdivision will be parking and with existing cross access easements in the area this will not be a problem for any of the tenants. Phil Conder asked who would be responsible for any upkeep on the parcel used only for parking. Steve replied that there will be no future development since the parking lot is already in place and indicated that the two property owners in the area have maintenance agreements that will transfer with any sale regarding the parking lot itself. Barbara Thomas asked if there is sufficient parking for the 2 existing uses and the proposed retail use as well. Steve replied yes. S-6-2012 PETITION BY TODD MEYER’S, REPRESENTING MAVERIK, REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE MAVERIK SUBDIVISION. THIS IS A COMMERCIAL SUBDIVISION TO CREATE 1 NEW LOT. THE PROPERTY IS LOCATED ON THE NORTHWEST CORNER OF 5400 SOUTH 5600 WEST AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF-STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman indicated that Maverik was recently approved to remodel their existing store. He stated that the subdivision for the store was planned to be incorporated into the first phase of the development to the West. However, the developer for that subdivision has had problems with UDOT regarding access onto 5400 South so this project is temporarily on hold. Steve stated that Maverik would now like to do a one lot subdivision to make everything legal for their new store. Steve discussed the proposed subdivision to the west and north and indicated various potential changes regarding access. He explained that this one lot subdivision is a good functional site and should have no problems with the proposed introduction of BRT on 5600 West. CONDITIONAL USE APPLICATIONS C-16-2012 PETITION BY EL PELENQUE REQUESTING A CONDITIONAL USE AMENDMENT FOR A RESTAURANT WITH BEER/DANCE CLUB. THE PROPERTY IS LOCATED AT 1980 W 3500 S ON 1.9 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp briefly reviewed the site and discussed recent changes that Planning Commission Study Session May 2, 2012 Page 3 have been done to the existing businesses and property. She stated that one of the tenants in the center, El Pelenque, would like to expand their existing dance club to include a restaurant with beer. Jody added that the property owner would also like to convert the existing reception center and change that building into a sushi restaurant and two retail spaces. She indicated that this would lower the amount of required parking which would help traffic problems within the site significantly. Jody stated that El Pelenque is a night club but currently is not allowed to serve alcohol. The applicant would like to apply for a beer license but since this would be considered a tavern and is not legal, the applicant will instead be applying for a restaurant with a beer license. Jody indicated that the business will need to primarily operate as a restaurant and not a dance club and the applicant will be required to serve 70% food and 30% alcohol. Jody stated that the City has received an email from neighbors in the area expressing concern regarding noise, safety, and criminal activity in the area. The neighbors indicated in the anonymous email that this change may enhance negative activity and are against this conditional use amendment. Jody stated that another neighbor, Jack Jones, has expressed concern regarding noise. He has stated that El Pelenque opens their rear door at night and he can hear loud music, talking, and people throwing glass bottles of alcohol that are purchased at the neighboring gas station. Brent Fuller asked if the rear door is used for loading products. Jody replied yes. Jody stated that El Pelenque is currently operating as a club so if this item is denied it can continue to do so. She indicated that if this item were approved the Planning Commission will be able to add conditions and be a little more restrictive. Jody stated that some conditions can include either that the club must close at 10pm or that no people can be outside after 10pm. Brent asked how the lighting is in the parking lot. Jody replied that it was recently upgraded so it is good. There being no further business, the meeting was adjourned at 4:23 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant