Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session June 20, 2012 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, Terri Mills, Phil Conder, Barbara Thomas, and Imaan Bilic ABSENT: Joe Garcia WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Lehman, Jody Knapp, Ron Weibel and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session June 20, 2012 Page 2 ZONE CHANGE APPLICATIONS Z-4-2012 PETITION BY VERDAD REAL ESTATE REQUESTING A ZONE CHANGE FROM 'A' (AGRICULTURE) TO 'C-1' (NEIGHBORHOOD COMMERCIAL). THE PROPERTY IS LOCATED ON THE SOUTHEAST CORNER OF 4100 SOUTH 5600 WEST ON .99 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Lehman stated that the proposed 7-11 convenience store and gas station fits the site as it is today. However, UDOT will be doing construction in this area between 2014 and 2016 and since traffic enhancements will likely be included on 4100 South this site may not work in the future. Steve added that BRT is also projected along 5600 west so this street will eventually be widened as well. Steve indicated that staff is not comfortable with approving a commercial site that will not have room for landscaping in the near future with the various road projects that will be occurring in the area. Phil Conder asked if the 7-11 would need to return to the Planning Commission for a conditional use if the zoning were changed to ‘C-1’ at this time. Steve replied yes but if the Planning Commission and staff feel this use is inappropriate for the site now is the best time to deny it. He added that since staff is not sure how much land will be taken by future road projects it would be difficult at this point to anticipate how much landscaping would be required for the site. Brent Fuller asked if denying a zone change based on future changes is legal. Brandon Hill replied that zone changes allow the Planning Commission the ability to look further down the road so denying it based on this is appropriate. He added that denying a conditional use is not possible so if the Planning Commission feels this use will not work now is the time to deny it. Barbara Thomas stated that she is uncomfortable with the gas trucks entering and leaving the site directly into traffic on an already busy corner. Harold Woodruff agreed and stated that access to this site would be very difficult. SUBDIVISION APPLICATIONS S-8-2012 PETITION BY RICHARD JENSEN REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE JENSEN SUBDIVISION. THE SUBDIVISION WILL CONSIST OF 2 LOTS ON .75 ACRES. THE PROPERTY IS ZONED 'R-1-7' AND IS LOCATED AT 4058 SOUTH 3200 WEST. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that the applicant originally submitted this application several years ago and requested that the property be divided into 3 lots. The requirements for flag lots have since changed and state that each lot must be at least 12,000 square feet. Because of this, the applicant is now asking to create a 2 lot subdivision. Steve stated that the applicant will maintain the existing single family property and add an additional lot to the rear. Steve explained that a stub street to the west was once planned to continue through this area for development opportunities but with the introduction of the church on the corner Planning Commission Study Session June 20, 2012 Page 3 this will not happen. He added that a cul-de-sac may eventually develop here but there are no current plans. S-9-2012 PETITION BY BRET MACKAY, REPRESENTING DLM DEVELOPMENT, REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR PHASE 2 OF THE 201 COMMERCE CENTER SUBDIVISION. THE SUBDIVISION WILL CONSIST OF 2 PARCELS ON 79 ACRES. THE PROPERTY IS ZONED 'M' (MANUFACTURING) AND IS LOCATED AT 4350 WEST 2100 SOUTH. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the City has secured funding to construct New Commerce Drive through this proposed subdivision. He stated that this street will likely spur development in the area so the applicant is requesting that the property be platted for two parcels and has indicated that this will come back at a later date to be further be divided into individual lots. Steve stated that there is an easement that curves through the property that the road may or may not follow. Brent Fuller asked how the storm drain system will work. Steve replied that Engineering will evaluate this. He indicated that many properties in the area have strived for LEED certification which eliminates piping and adds more surface flow. He stated that he is unsure if this subdivision will be handled that way. Steve stated that there will be no large trucks permitted on Links Drive. Jack Matheson asked if this will be posted. Steve replied that it likely will be posted once New Commerce Drive is constructed. 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) CONTINUED FROM THE MAY 9, 2012 PLANNING COMMISSION MEETING Discussion: Jody Knapp stated that there will be a club use in the rear of the El Pelenque building and a restaurant with beer in the front. She stated that the existing reception center business will also be converted to a sushi bar and retail spaces. Jody stated that for the club/restaurant there will be a door connection Thursday through Saturday from 10pm till 1am, with the club being open till 2am. People will be able to eat and drink in the restaurant but cannot bring anything through to the club. Jody stated that the neighbors have complained several times regarding noise. She indicated that there is an overhead door on the rear of the building that allows sound to leak through so the applicant is planning to block this. She added that the public will not be allowed to access outside from the rear of the building. Planning Commission Study Session June 20, 2012 Page 4 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) CONTINUED FROM THE JUNE 13, 2012 PLANNING COMMISSION PUBLIC HEARINGKNAPP AT 801-963-3497) Discussion: Jody Knapp stated that the applicant is currently out of town so she discussed the concerns of the Planning Commission with the applicant’s wife. She stated that the park-strip will need to be cleaned up, parking striped, dumpsters taken care of, and the large undeveloped area in the back must be cleaned up as well. Jody stated that the applicant should provide a plan for outside including parking prior to the hearing. Jody stated that the applicant is also requesting permission to allow vendors to come outside during the summer to draw customers in. Jody stated that staff is proposing that this be limited to no more than 20 vendors and is only allowed on weekends from 8am to 9pm during May- September. C-24-2012 PETITION BY RUSSELL PLATT REQUESTING CONDITIONAL USE APPROVAL FOR THE TRUONG RETAIL CENTER, A 9,520 SQUARE FOOT RETAIL CENTER THAT WILL HAVE BOTH RESTARAUNT AND COMMERCIAL USES IN A SINGLE BUILDING STRIP MALL. THE PROPERTY IS LOCATED AT 3875 S REDWOOD ROAD ON .73 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Ron Weibel stated that the applicant is proposing one multi-tenant building to be constructed. He discussed landscaping setbacks, parking requirements, and displayed elevations for the proposal. He stated that the existing site is a current enforcement concern. Ron stated that the property behind this parcel was recently rezoned to ‘RM’. Jack Matheson asked if the City has worked with Truong before. Russell Platt, the applicant, replied that Truong has operated business in the City but has not developed. DISCUSSION DISCUSSION REGARDING WESTRIDGE VILLAGE PUD ACCESS. Discussion: Steve stated that this project has been proposed by Henry Walker Homes. He indicated that UDOT will not allow one of the major streets within the subdivision to connect to 5400 West. Steve stated that the applicant and Stewart Adams are working with UDOT in an attempt to get them to reconsider with even a right in, right out. He stated that if this does not work there are two options… a private street with a sidewalk that goes all the way through or a street that ends Planning Commission Study Session June 20, 2012 Page 5 and creates an open space in the middle of the neighborhood. Steve and the Planning Commission discussed different options as well as traffic flow throughout the neighborhood. Phil stated that he doesn’t think having a road that goes through (but doesn’t connect to 5400 South) would be valuable. He stated that he likes the idea of more open space. The rest of the Planning Commission agreed. Jack Matheson stated that he doesn’t feel more units should be added and suggested possibly more visitor parking. Barbara stated that she feels it’s very important that a street makes a connection with 5400 South. Steve replied that the City agrees but this will be a UDOT decision. There being no further business, the meeting was adjourned at 4:43 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant