Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session May 1, 2013 The meeting was called to order at 3:39 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, Barbara Thomas, and Imaan Bilic ABSENT: WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Kevin Despain, Jody Knapp, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session May 1, 2013 Page 2 ZONE TEXT CHANGE APPLICATIONS ZT-4-2013 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT CHANGE TO AMEND THE COMMERCIAL OVERLAY ZONE FOUND IN SECTIONS 7-22-101 THROUGH 7-22-105. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that there have been many changes to the ordinance since the Commercial Overlay Zone was originally put into place in 1996. He indicated that the Hollywood Connection/Carmike Theatre property is now up for sale and staff wanted to re-visit the ordinance and bring it up to date. Barbara Thomas asked what the purpose of the overlay zone was in the beginning. Steve replied that the Maverik Center was being constructed and the City wanted this to be an entertainment district with complimentary uses like hotels and restaurants. He indicated that one of the changes being proposed is changing the title of the overlay zone to Decker Lake Station. Steve briefly discussed other proposed changes including architecture and design of buildings, parking for buildings less than 10,000 square feet, landscaping, sidewalks and parkstrip standards, and additional use limitations. Jack Matheson asked what commercial outdoor recreation would be defined as. Steve replied something like a water park, miniature golf, batting cages, etc. Phil asked what the projection is for the Hale Center Theatre. Steve replied that they have decided to relocate to Sandy and added that their lease with the City ends in 2016. He indicated the City will likely lease the building for another community theatre type use. SUBDIVISION APPLICATIONS S-12-2013 PETITION BY CHRIS DRENT, REPRESENTING SUNSET HILLS LLC, REQUESTING FINAL PLAT APPROVAL FOR PHASE 2A OF THE SUNSET HILLS PUD. THE SUBDIVISION CONSISTS OF 26 LOTS ON 7.7 ACRES. THE PROPERTY IS LOCATED AT APPROXIMATELY 6480 S 7130 W AND IS ZONED 'R-1-10' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 10,000 SQUARE FEET). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that this is a portion of the second phase for Sunset Hills. He indicated that the City is working to acquire property in the area for the eventual extension of 6200 W which is proposed to be built in 2015. Steve stated that there will be a dedicated portion of property to the north that will be a City park. He indicated that there are 26 lots proposed with this phase on 8 acres for an average lot size of 8,800 square feet. Steve added that there is no builder for the development yet but the City has provided some recommendations. Steve indicated that drainage is an issue for the site but the applicant is working with Public Works to find a resolution. Jack Matheson stated that this is a very steep area. Steve agreed but added that the area where the park is will be flat due to the addition of a retaining wall. Steve indicated that there is good access and walkability throughout the neighborhood. He indicated that power is an issue and there is only enough in the grid to supply for the 26 lots proposed until 6200 W makes its connection. Joe Garcia asked if this Planning Commission Study Session May 1, 2013 Page 3 proposed development will be part of the HOA in the first phase. Steve replied no and indicated the first phase was private while this is not. Jack asked who will supply the water to this neighborhood. Steve replied Kearns improvement District. CONDITIONAL USE APPLICATIONS C-16-2013 PETITION BY SHANE EVERTSEN REQUESTING CONDITIONAL USE APPROVAL FOR A 16-UNIT APARTMENT BUILDING. THE PROPERTY IS LOCATED AT 4205 W 3550 S ON .89 ACRES AND IS ZONED 'R-4' (RESIDENTIAL MULTI-FAMILY). (STAFF- KEVIN DESPAIN AT 801-965- 5814) (CONTINUED FROM THE APRIL 24, 2013 PLANNING COMMISSION PUBLIC HEARING) Discussion: Kevin Despain stated that there were several concerns the Planning Commission discussed at the public hearing on April 24, 2013. He indicated that the applicant will continue with 32 parking stalls and will build a masonry wall. He stated that satisfying these requirements will meet the ordinance. Kevin stated that the applicant will keep the walkway as proposed as well with bark and wood chips. The applicant has indicated that there is currently nothing but dirt here and this is not a public access so people have been trespassing on it for years. Steve Pastorik stated that the City cannot request an ADA certified concrete walkway on someone’s private property. The City Council would not likely approve a dedication for the walkway because the City would not want to take responsibility for it. Joe asked if a weed barrier can be required for the walkway. Brandon Hill replied that the walkway must be maintained and this will be a condition of approval. Barbara stated that the walkway should be permanent and concreted and added that if the applicant were to remove the walkway it would adversely affect the walkability of the entire neighborhood. Harold stated that he doubts the walkway will be there for long because it’s a liability for the applicant to have on his private property. Steve indicated that a permanent walkway would have more of a chance on the western properties but nothing can be determined for that at this point. Kevin indicated that there will be two picnic tables, a permanently affixed BBQ stand, and a basketball stand. He added that there is a canal on site which will be culverted and an easement will be displayed for this on the plat. Phil asked if the amenities meet code. Kevin replied that amenities are typically only required for projects with more than 50 units, but the Planning Commission may require some sort of amenity as a condition. C-18-2013 PETITION BY MATT WIRTHLIN, REPRESENTING EZ PAWN, REQUESTING CONDITIONAL USE APPROVAL FOR A PAWN SHOP. THE PROPERTY IS LOCATED AT 5635 W 3500 S ON .65 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- STEVE PASTORIK AT 801-963- 3545) Discussion: Steve Pastorik stated that the Planning Commission recommended denial for the recent zone change application but the City Council decided to approve it. He indicated that the Council approved the zone change primarily because they felt it would be more beneficial to have a business in the vacant building and also because the other three corners of the intersection are also zoned ‘C-2’. Steve stated that staff Planning Commission Study Session May 1, 2013 Page 4 is concerned because pawn shops tend to receive more police calls and have more crime related incidents than other businesses do according to various studies staff researched. He indicated that because of this, staff has decided to include a long list of conditions to mitigate problems as much as possible for this property. Steve stated that the applicant will use the building as it is but will add awnings and has requested tinting for the windows. He indicated that there are several maintenance issues including graffiti, fading or flaky paint on walls and the building, weeds and poor landscaping, potholes and faded striping in the parking lot, and lack of a door for the masonry dumpster enclosure that the applicant will be required to resolve. He added that there is a bench on the north side of the building that will need to be removed and indicated that the applicant will need to add onto the existing sign (or replace it) and will not be granted an additional one. Steve stated that the applicant should also be required to provide an updated lighting plan for the site. He indicated that staff recommends security cameras be required and that the recordings be retained for at least one week. A ‘no loitering’ sign should also be posted on the premises. Phil Conder asked who would be responsible for these improvements. Steve replied that this is between the property owner and the tenant and indicated that most conditions are things that are required to be fixed by ordinance. Harold Woodruff asked how the security camera condition could be enforced. Steve replied that the applicant would be in violation if the Police Department requested footage from the cameras due to a theft and the applicant was unable to provide it. Steve stated that staff is recommending that all improvements be completed prior to the business opening. He added that hours should be restricted from 9-7, nothing should be stored outside, and all business should be conducted inside the building. Steve indicated that staff is also recommending that no bars, chains, tinting, or reduction in windows be allowed. Phil asked why the applicant wants tinting when this could be a safety concern. Steve replied that he isn’t sure but will ask the applicant prior to the hearing. Brandon discussed balancing safety for the neighborhood and applying appropriate conditions for a conditional use. Terri Mills stated that retaining security footage for a week doesn’t seem long enough. Brandon replied that this it is more for vandalism and other crime as opposed to detecting the sale and purchase of stolen goods. C-19-2013 PETITION BY QUESTAR GAS COMPANY REQUESTING A CONDITIONAL USE AMENDMENT FOR LANDSCAPING ALONG THE HUNTER TAP STATION. THE PROPERTY IS LOCATED AT 5866 W 3500 S ON 1.5 ACRES AND IS ZONED 'R-1-10' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 10,000 SQUARE FEET) AND 'A' (AGRICULTURE). (STAFF- JODY KNAPP AT 801-963-3497) DISCUSSION: Jody Knapp stated that landscaping on major arterials typically require 50% live plant material that usually includes turf. The applicant is requesting an exception to this requirement since this is an unmanned tap station and Questar doesn’t have anyone to come and maintain the property. Jody stated that the applicant has indicated that they are willing to do 50% live plant material (trees and shrubs) with gravel or they could also add synthetic turf to make the site appear more green. Jody displayed pictures of both options used elsewhere. Jack Matheson and Barbara Thomas stated that they prefer the rock and live plant material option. Terri Mills stated that a little of the synthetic green turf, along with trees and shrubs, would help Planning Commission Study Session May 1, 2013 Page 5 the site look more attractive. Barbara Thomas asked if there will be any landscaping on the east or west sides of the site. Jody replied no and added that there will be a masonry fence. C-20-2013 PETITION BY VON ADAMSON REQUESTING CONDITIONAL USE APPROVAL FOR AUTO REPAIR AND SALES. THE PROPERTY IS LOCATED AT 2076 W 2300 S ON 1.21 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) DISCUSSION: Jody Knapp stated that there is existing landscaping on site that appears to be in good condition. She indicated that the space the tenant will be utilizing is the back building and added that it has been taken care of and maintained. Jody explained that the applicant purchases salvaged vehicles, repairs them, and sells them and all of this will be conducted on this site. She indicated that the work is typically contracted so different mechanics and body shop owners will come to the site to work on vehicles. Jody indicated that the applicant is working with Public Works for surfacing, grading, and drainage on the space behind the building where the vehicles will be stored. She stated that the applicant will shield the storage area with a fence with slats and added that staff will require the entire property to be fenced. She explained that there are 10 parking spaces dedicated to the applicant and an additional 3 spaces for display of cars to be sold. Joe Garcia asked if there will be equipment outside. Jody replied no. Steve Pastorik stated there are quite a bit of sales conducted online for smaller businesses such as this so on-site marketability is not as important. DISCUSSION ITEMS DISCUSSION PRESENTATION BY UNIVERSITY OF UTAH PLANNING STUDENTS REGARDING METRO BUSINESS SMALL AREA PLAN. (STAFF- LEE LOGSTON AT 801-963-3531) Discussion: Students from the University of Utah displayed a PowerPoint presentation regarding metro small business area plan. There being no further business, the meeting was adjourned at 5:26 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant