Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session May 15, 2013 The meeting was called to order at 3:41 p.m. by Chairman Phil Conder at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Jack Matheson, Phil Conder, and Barbara Thomas ABSENT: Brent Fuller, Terri Mills, Joe Garcia, and Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Lee Logston, Jody Knapp, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session May 15, 2013 Page 2 ZONE CHANGE APPLICATIONS Z-2-2013 PETITION BY WEST VALLEY CITY REQUESTING A ZONE CHANGE FROM 'R-4' (RESIDENTIAL MULTI-FAMILY) TO 'R-1-8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET). THE PROPERTY IS LOCATED AT 4207 AND 4209 W 3550 S ON 2.5 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that this is a staff initiated zone change. He indicated that the property to the east recently went through the Planning Commission as a conditional use for apartment units and there were a lot of neighboring residents who were opposed to the project. Staff has decided to request this zone change in response to the neighbors’ concerns. Steve indicated that the property owners of the parcels being discussed in this application are opposed to this change since the zoning has been in place prior to the City being incorporated. The property owners have stated that while there are homes on two sides bordering this property there are also apartment units. The property owners have stated that if this application is approved they may not participate with the property owner to the east in providing necessary land for a required cul-de-sac for the apartment development. This would prevent the apartment complex from being developed. Steve stated that the General Plan calls for medium density residential in this area. He indicated that the property could be zoned as ‘RM’ which would limit density to 12 units per acre. Barbara Thomas asked if the property owners anticipated doing a higher density project in the future. Steve replied yes. Jack Matheson asked if downsizing and decreasing the potential value of a property is something the Planning Commission can consider. Brandon Hill stated that a zone change is a land use decision that determines what type of development fits best with the surrounding neighborhood. He indicated that it is legal as long as the property can still be used for viable economic purposes. Steve stated that the existing stub street would allow for a single family cul-de-sac if the property were rezoned. Staff and the Planning Commission discussed access points into the property with different zoning scenarios including single family, multi-family, and existing ‘R-4’ zoning. SUBDIVISION APPLICATIONS S-14-2013 PETITION BY PAT HARRIS, REPRESENTING ENSIGN ENGINEERING, REQUESTING SUBDIVISION APPROVAL FOR THE C.R. ENGLAND SUBDIVISION. THIS SUBDIVISION WILL AMEND LOTS 1,2, AND 3 OF THE HONEYWELL ELECTRONIC MATERIALS SUBDIVISION. THE SUBDIVISION WILL CONSIST OF 4 LOTS ON 72 ACRES AND IS LOCATED AT 4701 W 2100 S. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that CR England is planning to construct a new building to expand their existing business. He indicated that this will impact lot 1 of the Honeywell Subdivision to the east and the access that comes off the 201 freeway into the Honeywell Subdivision so the applicant will be doing an amended plat that will move access to the east. Steve stated that lot 1 will become a new parcel for CR England, lot 2 will become a little smaller but will still have the ability to have a building on it, and lot 4 will become part of the subdivision since access will be Planning Commission Study Session May 15, 2013 Page 3 granted through it. Steve stated that there will be no dedication. Barbara Thomas asked if the road is paved. Steve replied that it is hard surfaced. CONDITIONAL USE APPLICATIONS 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) CONTINUED FROM THE MAY 8, 2013 PLANNING COMMISSION PUBLIC HEARING Discussion: Steve Pastorik provided the list of conditions that were included in the staff report and highlighted the ones that were debated and discussed at the Public Hearing on May 8, 2013. Steve stated that suggested changes from the applicant include spandrel glass on the north side of the building and video footage to be retained for one month instead of a week. Steve indicated that Commissioner Mills had suggested limiting the days of operation but staff has been unable to word a condition related to land use. Phil Conder asked what would happen if the Planning Commission denied this application. Brandon Hill indicated that the applicant would appeal to the Board of Adjustment. If it was denied at that point the applicant would then appeal to the Third District Court. At this time the court would grant the conditional use and since conditional uses are allowed by law each Planning Commissioner could be held personally liable. Phil stated that voting no is not in the best interest of the neighborhood since the conditions are meant to help mitigate problems. Barbara Thomas asked if the applicant was okay with the conditions provided by staff. Steve replied yes with the exception of restriction on security devises in the windows. He indicated that this is still something the Planning Commission can impose. Jack Matheson suggested bollards at the front of the store to prevent people from driving in and stealing merchandise. Staff and the Planning Commission briefly discussed conditions of approval, crime information, and the proximity of this business to the residential neighborhood. C-13-2013 PETITION BY ARBOR GARDNER HIGHBURY, LC REQUESTING CONDITIONAL USE APPROVAL FOR SIGNAGE AT CINEMARK AT HIGHBURY. THE PROPERTY IS LOCATED AT 5390 W HIGH MARKET DRIVE ON 11.56 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- LEE LOGSTON AT 801-963-3531) Discussion: Lee Logston stated that the applicant didn’t have the final dimensions for the signage determined at the time the rest of the conditional use was approved for the Cinemark movie theatre. Lee provided elevations for how the signs will look on the building and discussed dimensions for the wall signs and the tower sign. He indicated that everything is in compliance and is less than the 10% and 5% (on each side) maximum that was imposed. C-22-2013 PETITION BY ADAM MAHER, REPRESENTING FURST CONSTRUCTION, REQUESTING A CONDITIONAL USE AMENDMENT Planning Commission Study Session May 15, 2013 Page 4 FOR AN EXPANSION AT OLD DOMINION FREIGHT LINES. THE PROPERTY IS LOCATED AT 2828 W PARKWAY BLVD. ON 13 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801- 963-3497) DISCUSSION: Jody Knapp displayed where the existing building is located. She stated that the applicant is planning to add 50 additional truck bays and an additional office as well as 25 more bays on the northern end. She indicated that there is an existing shop building that will be torn down and moved to the northern portion of the subdivision. Jody displayed elevations for the main building and shop buildings. Phil Conder asked why this is a conditional use. Jody replied the size and the type of business make this a Planning Commission review. Barbara Thomas asked if trucks will be washed. Jody replied that she isn’t sure and indicated this wouldn’t affect anything for the Planning Commission review but would for Public Works review. Jody stated that the building additions do not need to meet commercial design standards but must integrate with the existing building. Jody displayed landscaping plans and indicated that the applicant will add more sod, trees, shrubs, and rock. She indicated that the west side will remain rock with additional trees added and stated that there will be employee parking here as well. She indicated that landscaping is mostly focused toward the front of the property and near employee parking but there is no need for it elsewhere since there will just be trucks. Jack Matheson asked if there will be fencing. Jody replied yes and stated that she will find out exactly where fencing will go. DISCUSSION ITEMS DISCUSSION PRESENTATION BY SALT LAKE COUNTY PARKS ON THE DESIGN PROGRESS OF LODESTONE PARK LOCATED AT 6000 W 6200 S. (STAFF- GREG CUDWORTH) Discussion: Angelo Calesino, representing Salt Lake County Parks Department, displayed the master plan for the 62 acre Lodestone Park. He stated there are two playgrounds, a perimeter path, drinking fountains, walkways, and a pavilion in the northern portion that is within the Kearns Township. He indicated that the next phase will consist of two options. Option A entails three multi-purpose fields for sporting events, baseball diamonds, parking lots, pavilions, and a restroom. Option B entails a multi-purpose field, a baseball diamond, a large destination playground, parking lots, pavilions, and a restroom. He indicated that a survey taken by residents indicated that most people preferred option B since it caters to a variety of uses. Mr. Calesino discussed the detention basin in the area and different ideas for maintaining this. He stated that construction of this phase will hopefully begin early next year and likely won’t open till summer of 2015. Mr. Calesino discussed phasing and development and indicated that depending on funding the overall project will hopefully be complete within 10-15 years. Mr. Calesino stated that fencing on residential properties bordering the park is optional and indicated that people can have gates if they choose. Mr. Calesino, staff, and the Planning Commission Study Session May 15, 2013 Page 5 Planning Commission discussed pedestrian options for access across 6200 South. DISCUSSION LAND USE DISCUSSION ON 4100 SOUTH. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve stated that the City Council has expressed concern regarding land use and improvements along 4100 South. Steve provided a PowerPoint presentation that provided detailed information for property along 4100 South including general right of way configurations, traffic volumes and trends, traffic speeds, Mountain View Corridor impacts, transit, current zoning and the General Plan, age and assessed value of existing homes, values in relation to home orientation, tenure and home orientation, suspected rentals, and lot depth and home orientation. He discussed pros and cons for retaining single family homes, allowing office conversions, multi-family, and retail along 4100 South. Steve stated that one option the City has would be to purchase homes on one side of the street to improve the appearance and function of the road system. Another option would be to stick with the General Plan which calls for changes at major intersections such as Redwood Road and 5600 West. Steve stated that another possible option would be to allow other areas to open for intensification, not just major intersections. This would include adding aesthetic improvements and strategic road widening. The final option would be improving the road and aesthetics along 4100 South. Harold Woodruff stated that he can’t see many places that would be viable for commercial or office projects along 4100 South and feels sticking with General Plan and improving aesthetics and the road system would be a good option. Jack Matheson suggested circular driveways and a consistent wall along the homes on 4100 S. Barbara Thomas stated that mid-block conversions doesn’t really make sense and added that 4100 South is a very noisy place to live. Phil Conder indicated that it is difficult to change an area into something else when it has already been built the way it is. There being no further business, the meeting was adjourned at 5:32 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant