Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session December 5, 2012 The meeting was called to order at 3:43 p.m. by Chairman Phil Conder at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Brent Fuller, Jack Matheson, Terri Mills, Phil Conder, Joe Garcia, and Barbara Thomas ABSENT: Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Lee Logston, Kevin Despain, Jody Knapp, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session December 5, 2012 Page 2 GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-3-2012 PETITION BY FRANCISCO JAVIER AND VIOLETA GARCIA REQUESTING A GENERAL PLAN CHANGE FROM MIXED USE TO COMMERCIAL/LIGHT MANUFACTURING AND A ZONE CHANGE FROM 'C-2' (GENERAL COMMERCIAL) TO 'M' (MANUFACTURING). THE PROPERTY IS LOCATED AT 2711, 2717, AND 2737 SOUTH REDWOOD ROAD ON .78 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik explained that the applicant would like to open a tattoo shop in an existing building. He stated that when the applicants came into the City and inquired about the property they were given incorrect information and were told this would be an approved location. Upon receiving this verbal information the applicants moved in, made investments, and began advertising. Tattoo businesses are not allowed in the existing zoning so the business license application was denied. The applicants are upset and are trying to change the zoning to make this work. Steve explained that the Planning Commission must still make their decision based on a land use perspective. Phil Conder asked what the harshest use for this property could potentially be. Steve replied that indoor manufacturing uses could be permitted if the zoning were change. He added that a Development Agreement can be placed on the property to restrict the parcel to specific uses. Brent Fuller asked if an exception can be made to allow a tattoo shop in the ‘C-2’ zone. Steve replied no and stated the only way to do that would be to change the ordinance. Barbara Thomas asked if there are sufficient areas within the City that allow for tattoo shops. Steve replied yes. Brandon Hill indicated that while this is a difficult situation the City doesn’t have any liability for it and indicated that the Planning Commission must consider this from a land use standpoint. He added that the applicant can also apply for an appeal through business licensing. Steve provided a list of land use reasons the applicant feels justify the change of zone. ZONE TEXT CHANGE APPLICATION ZT-7-2012 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT CHANGE TO UPDATE THE CITY CENTER ZONE (CHAPTER 7-6-1600P PART 16) TO INCORPORATE CHANGES BASED ON ADOPTION OF THE FAIRBOURNE STATION VISION SMALL AREA PLAN. (STAFF- LEE LOGSTON AT 801-963- 3531) Discussion: Lee stated that this is just an update to the City Center ordinance to incorporate changes based on the Fairbourne Station vision. He indicated that there were changes to the street network and design standards among other things. Lee briefly discussed specific changes. Steve stated that zoning is just being aligned with the master plan. CONDITIONAL USE APPLICATIONS C-49-2012 PETITION BY CASTLEWOOD DEVELOPMENT REQUESTING CONDITIONAL USE APPROVAL FOR AN APARTMENT DEVELOPMENT. THE PROPERTY IS LOCATED AT 5271 W LAKE PARK BLVD. ON 12.9 ACRES AND IS ZONED 'RM' (RESIDENTIAL MULTI-FAMILY). (STAFF- KEVIN DESPAIN AT 801-965-5814) Planning Commission Study Session December 5, 2012 Page 3 Discussion: Kevin Despain explained that this is a 290 unit apartment development. The only change from the Development Agreement is that the senior housing component has been removed which was a decision made by City Council. Steve Pastorik stated that the senior apartments were smaller, one bedroom units and the City Council wanted to see one large apartment complex opposed to a mixture of uses. Kevin stated that there are two access points, everything is internally connected, and there are plenty of sidewalks and pedestrian friendly access points to the water feature and the rest of the development. Kevin stated that all requirements are met as far as the development standards and indicated that amenities include a clubhouse, pool, hot tub, and open space. Kevin indicated that there will be a school next to this development and the school district will provide a fence and access gate. Kevin stated that there are four different building types and displayed the elevations for each of these. Barbara Thomas asked if the garages are singles. Kevin replied yes and added that there are at least two parking spaces for every unit. Kevin indicated that 174 units will have both a tucked under garage along with a space directly behind it. He added that all units will be provided with at least one covered parking stall. Kevin stated that there will also be a fully enclosed private garage structure with 22 spaces. Duaine Rasmussen, representing the applicant, assured that these space would be for parking only and not storage. Jack Matheson asked what the breakdown is between unit sizes. Kevin replied that there are 60 1 bedroom units, 175 2 bedroom units, and 55 3 bedroom units among the 15 different buildings. Barbara Thomas asked if the school will maintain the walkway. Kevin replied that he would assume so and added that the gate will be a wrought iron fence. Duaine Rasmussen, representing the applicant, indicated that an opening to the school was requested by the Planning Commission and City Council and stated that the gate likely won’t be locked unless it becomes necessary. Kevin stated that units will front onto open space and Steve Pastorik stated that there will be 1-2 acres of open space throughout the development. Harold Woodruff asked what the density is. Steve replied it is about 22 units per acre. Harold asked if the two story buildings are along the street. Mr. Rasmussen replied yes. Steve and Kevin indicated they thought these buildings would be three stories and will clarify this prior to the next meeting. Brent asked if parking will be allowed on Highbury Parkway and Lake Park Blvd. Steve replied no. Brent asked if people will have to walk around the building from the guest parking spaces to get to the front doors of the apartments. Mr. Rasmussen replied no and stated that there will be open breezeways that will provide access. Brent asked if there are 4 units on the bottom floor. Mr. Rasmussen replied yes. Brent asked if there will be direct access to the garages. Mr. Rasmussen stated some units will have direct access (the ones on the bottom level) and others will have secured access. Kevin stated all units will have balconies or patios. Kevin explained that the Planning Commission will have the discretion of allowing a reduction from 25’ to 20’ for setbacks along Highbury Parkway and Lake Park Blvd. to provide more open space within the development. C-50-2012 PETITION BY BRETT CARTER, REPRESENTING BANZAI TEPPAN YAKI, REQUESTING CONDITIONAL USE APPROVAL FOR A RESTAURANT. THE PROPERTY IS LOCATED AT 2920 S 5600 W ON .5 ACRES AND IS ZONED 'C- 2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that the existing site is an auto repair business. She indicated that an existing restaurant located further south on 5600 West, Banzai Teppan Yaki, would like to move to this location. Jody stated that the applicant will keep the existing building but will expand and add onto the front. Jody explained that there is an Planning Commission Study Session December 5, 2012 Page 4 existing access but UDOT may require that it be moved further south on the property to share with the adjacent parcel that is currently vacant. She indicated that the 5600 West landscape requirements will be met as well as larger landscaped areas in front of the building and a potential for outdoor seating. Jody stated that the building meets commercial design standards that include a nice entryway, columns, and awnings over the windows. Jody displayed elevations for each side of the building. Terri Mills asked what materials will be used. Jody replied hardi-board, fabric awnings, bronze frames, brick wainscot, and a metal shingle roof. She explained that there is a large kitchen and sushi bar but not a lot of seating. Jody indicated that this is a small company owned by a husband and wife but the existing restaurant has a good customer base. She stated that no ground sign is being proposed and displayed the existing signage that will be used on the new building. Phil Conder asked if there will be a drive through. Jody replied no. C-51-2012 PETITION BY ARBOR GARDNER REQUESTING CONDITIONAL USE APPROVAL FOR A RETAIL DEVELOPMENT. THE PROPERTY IS LOCATED AT 5576 W HIGH MARKET DRIVE ON 19.4 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- LEE LOGSTON AT 801-963-3531) Discussion: Lee Logston explained that this conditional use includes mid to small retail units connected to Target and pad sites to the south. Lee discussed access points and explained various things that are being worked out. Phil asked if any access concerns will impact the school. Steve replied that there are no discussions regarding access for the school. Harold asked if sidewalks are on both sides of High Market Drive. Lee replied yes and indicated there will be enhanced pedestrian connections throughout the development. Lee indicated that landscaping is installed along 5600 west and provided a landscape plan for the internal development. Lee stated future tenants include Kneaders, Noodles and Company, Firehouse Subs, Dunkin Donuts, a movie theatre, etc. He stated that all buildings will have 360 degree architecture and provided elevations. Joe Garcia asked if there are restrictions on drive-ups. Steve replied that the ordinance was recently modified to allow drive up windows as long as it is part of a multi-tenant building. Lee provided a sign plan and stated that the applicant is requesting an additional pole sign to accommodate the movie theatre. He stated that this cannot be approved on this conditional use so this will come back to the Planning Commission. Jack Matheson stated that the existing signage has been nicely done. Staff and the Planning Commission discussed access and the school in relation to this development. There being no further business, the meeting was adjourned at 4:55 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant