Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session June 6, 2012 The meeting was called to order at 3:36 p.m. by Chairman Brent Fuller at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Brent Fuller, Terri Mills, Phil Conder, Joe Garcia, Barbara Thomas, and Imaan Bilic ABSENT: Jack Matheson 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 June 6, 2012 Page 2 ZONE CHANGE APPLICATIONS Z-3-2012 PETITION BY RUSSELL PLATT REQUESTING A ZONE CHANGE FROM 'C-2' (GENERAL COMMERCIAL), 'C-3' (TRANSITIONAL COMMERCIAL), 'M' (MANUFACTURING), AND 'R-1-8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET) TO 'RM' (RESIDENTIAL MULTI-FAMILY). THE PROPERTY IS LOCATED AT 1559 AND 1605 W 3860 S ON 6.5 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik explained the various types of uses and zones surrounding this area. He indicated that the applicant would like to change the zoning of the property to ‘RM’ and would like to build townhomes. Steve added that there will also be a commercial component that will be located on Redwood Road that will come to the Planning Commission as a conditional use. Steve explained that there are 78 proposed units that will consist of 2 and 3 story townhomes that have 3 to 4 bedrooms per unit. He indicated that the units face on a green space and have garages that are accessed through private streets on the rear of the buildings. Steve stated that there will also likely be a City park dedicated in this area since one is recommended in the General Plan. Steve indicated where the park will be located and stated that it will be roughly one acre in size. He stated that a park will likely be a good transition between the existing neighborhood and the townhomes. Steve explained that one access is allowed per 100 multi-family units and since this project will increase that number considerably the applicant has proposed an emergency vehicle access leading to the east. Barbara Thomas stated that she feels this will limit walkability in the neighborhood because there doesn’t seem to be too many connections. Steve stated that the applicant could propose a full road that connects to the existing neighborhood but this would increase traffic in the neighborhood to the east where existing residents wh voiced concern. He added that there will still be sidewalks that connect there just won’t be a street for vehicle access. Barbara asked where children go to school in this area. Brent Fuller replied that he believes they are bussed to Granger Elementary. Steve indicated that the City could possibly connect the proposed City park with the neighboring LDS Church to create more connections. Steve stated that there is an existing warehouse building that is located in the middle of this proposed project. He stated that the cost of replacing the warehouse and moving it somewhere else doesn’t work so the next option would be shielding the building so that it doesn’t visually impact the residents as much. Steve stated that this can potentially be done by constructing a 6-8 foot masonry wall, incorporating more landscaping, and improving the appearance of the building itself. Steve stated that while the property is zoned ‘M’ it could only ever be a Planning Commission Study Session June 6, 2012 Page 3 warehouse due to limited parking. He indicated that this is something that staff can limit in the conditional use as well. Phil Conder asked if the entire property, including the warehouse, could be rezoned so that the warehouse would become non-conforming. Steve replied that this is something that could be done but a non- conforming use can make selling or refinancing the property difficult. Steve stated that the warehouse is currently a distributor for beauty salon products. Russell Platt, the applicant, stated that it is mostly furniture and trucks come very infrequently to the site. Barbara Thomas asked if there is a clubhouse type facility in the existing townhome/condo project to the north. Steve replied no. Brent Fuller asked if this park could potentially become a place for crime at night since it is set back from any major road. Steve replied that homes will face the park and there will be a road near there as well that will likely create too much of an open feel for a significant amount of crime to occur. Barbara Thomas asked if some of the homes will be facing the potential masonry wall surrounding the existing warehouse building. Steve replied yes but added that there will be increased landscaping and homes will be about 30 feet from the wall. Phil commented that he is concerned with a manufacturing zone being right in the middle of these townhomes. Barbara asked if the manufacturing parcel were rezoned in the future if townhomes could fit in that area as well. Steve replied yes. Steve stated that the green space and walkways in the middle of these residences creates a neighborhood feel. Barbara Thomas asked if there will be an HOA for the private green space areas. Steve replied yes. Russell Platt stated that all these units will be purchased and not rented. He stated that the market they are targeting is the $125,000-$165,000 range and many people are looking for the extra bedroom as well. He stated that this is a nice family project that should fit in well with the neighborhood. Mr. Platt added that basements could potentially be added as well though this hasn’t been decided yet. Brent Fuller asked what type of amenities will be included. Mr. Platt replied that this is currently being looked at but there will likely be playgrounds and picnic areas among other things. Imaan Bilic asked if there is any visitor parking. Steve replied that every townhome has a two car garage and the three story units have enough space for two cars in the driveway as well. He added that there are also visitor parking spaces located on the south end of the development. Mr. Platt stated that no loan will be needed so building can begin as soon as everything is processed through the City. SUBDIVISION APPLICATIONS S-7-2012 PETITION BY BRUCE MCDONALD REQUESTING PRELIMINARY/FINAL PLAT APPROVAL FOR THE LIFESTYLE HOMES SUBDIVISION. THE SUBDIVISION CONSISTS OF 2 LOTS ON .74 ACRES. THE PROPERTY IS ZONED R-1-8 AND IS LOCATED AT 3640 WEST 3800 SOUTH. (STAFF- STEVE LEHMAN AT 801-963-3311) Planning Commission Study Session June 6, 2012 Page 4 Discussion: Steve Lehman stated that because there are questions regarding easements and property lines on these two lots staff requested that the applicant submit for a minor subdivision. This will allow necessary easements to be installed and will resolve other minor concerns. Steve stated that the property has improvements on both 3600 West and 3800 South. Barbara Thomas asked how large the new lot is. Steve replied that it is 13,800 square feet. Terri Mills asked what is across the street from this property. Steve replied that it is an existing auto repair shop. CONDITIONAL USE APPLICATIONS C-20-2012 PETITION BY JOSE ORTEGA, REPRESENTING AZTECA BAZAAR REQUESTING A CONDITIONAL USE AMENDMENT FOR AN INDOOR SOCCER ARENA AND STAGE. THE PROPERTY IS LOCATED AT 3952 W 3500 S ON APPROXIMATELY 9.7 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that this building operates as an indoor swap meet so businesses and booths are constantly changing. She indicated that the City went in for an inspection and noticed that things have expanded and a stage and indoor soccer arena have been added. Jody indicated that the stage is used for entertainment such as musical performances, dance recitals, etc. She stated that it is not used as a reception hall but will still need to be limited to 10 pm. Jody added that there is also an indoor soccer area with bleachers so people can watch games. Complaints have been received from neighbors regarding noise and parking is also a concern. Jody indicated that as long as these concerns are addressed in a conditional use and occupancy is reviewed with the soccer field there shouldn’t be a problem. Jody stated that the dumpsters are messy and should be better maintained, people park behind the building in the fire lanes which is a concern, and none of the parking areas are striped. She stated that there is also a fenced in area toward the rear of the property that is messy and should be removed or maintained. Joe Garcia stated that it should be made clear that people cannot park on 3390 S or in the fire lanes. The Planning Commission agreed that a designated parking area should be determined and adequately striped. Barbara asked if there is a fence to the East. Jody replied yes. Joe asked if a masonry wall can be added to buffer neighbors to the north. Jody replied that this change isn’t significant enough to require something like that. Brandon Hill stated that this is an amendment so the use can be denied or other conditions can be placed to help mitigate the neighbor’s concerns. Barbara Thomas asked if there is lighting at the back of the building. Jody replied that this can be addressed along with parking in this conditional use. Brent asked if there is an entrance on the west side of the building. Jody replied yes. Planning Commission Study Session June 6, 2012 Page 5 Jody stated that there has been a change to the temporary use ordinance since last year. This change limits businesses to one permit for an event that can last 4 days, 4 times a year. The applicant has indicated that he holds an annual carnival and has vendors come out into the parking lot on weekends during the summer. He is requesting that he be allowed to continue doing this as part of this conditional use. Jody stated that staff would specify in the staff report that it be in one specific area, only on weekends during the summer months, and no more than 20 vendors be allowed in the parking lot. She stated that the applicant has done it every year and staff has had no complaints or problems. C-21-2012 PETITION BY MICHAEL RUSSON, REPRESENTING GLEN'S TIRES, REQUESTING A CONDITIONAL USE AMENDMENT FOR A WAREHOUSE ADDITION. THE PROPERTY IS LOCATED AT 3368 S REDWOOD ROAD ON 1.4 ACRES AND IS ZONED 'C-2'. (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp indicated that the building has been recently remodeled but there are still a lot of tires scattered everywhere on the property. She stated that this is not allowed by the conditional use or by the Fire Department and Health Department. The applicant is now requesting to build a metal building on the rear of the property for the tires so they no longer have to be outside. Jody stated that landscaping is important to buffer properties to the West so more landscaping will be installed. Jody stated that there is a dumpster on site but it is not enclosed so the applicant will either need to remove it or construct an enclosure. Jody stated that the proposed building is large so it will need to be fire sprinkled. Joe asked how the tires are currently being protected if they are in the open. Jody replied that there is a gate. Barbara Thomas asked if the applicant is allowed to display tires in the front of the property. Jody replied that this is allowed as long as they are not displayed within the front setback. There being no further business, the meeting was adjourned at 4:49 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant