Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session June 5, 2013 The meeting was called to order at 3:36 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 Imaan Bilic ABSENT: Barbara Thomas 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 May 15, 2013 Page 2 ZONE CHANGE APPLICATIONS Z-3-2013 PETITION BY UTAH REAL ESTATE DEVELOPMENT REQUESTING A ZONE CHANGE FROM 'A' (AGRICULTURE) TO 'R-1-7' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 7,000 SQUARE FEET) AND 'R-1-8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET). THE PROPERTY IS LOCATED AT 4434 AND 4471 S 5400 W ON 4.6 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik indicated that portions of both properties are already zoned ‘R-1-7’ or ‘R-1-8’ and the applicant is requesting that the remainder of each parcel be rezoned to develop a new residential subdivision. Steve stated that staff would suggest the homes face 5400 W which would modify the conceptual plan provided by the applicant. He indicated that the west portion of the rezone proposal is bordered on two sides by ‘R-1-7’ but staff is unsure if this is the correct zoning for this piece of property. Steve indicated that the applicant has proposed the minimum housing standards in their suggested development agreement. Staff feels that single family does make sense but is concerned about the proposed lot size as well as the standards proposed in the development agreement. Jack Matheson stated he doesn’t like the idea of the homes fronting onto 5400 W. Steve indicated that the rest of the homes on 5400 W are front facing so these would look out of place if they weren’t. Phil Conder asked why the northern parcel on the western side of the proposed rezone isn’t being included in this. Steve replied that there is a separate property owner and staff rarely forces zoning changes, particularly up zoning. SUBDIVISION APPLICATIONS SV-3-2013 PETITION BY JILL CATES, REPRESENTING THE UTAH DEPARTMENT OF TRANSPORTATION, REQUESTING A PLAT AMENDMENT FOR THE HUNTER COVE SUBDIVISION PHASE 2. THIS PLAT WILL AMEND AND VACATE LOTS 208-214 AND 217-225 AND PORTIONS OF CRANSTON COVE AND STRICKLAND PLACE. THE PROPERTY IS LOCATED AT 4195 S 5890 W AND IS ZONED 'R-1-8'. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that Mountain View Corridor will go to the east of this property. He indicated that this application went to the Planning Commission several months ago but only part of Cranston Cove was vacated at the time. The applicant is now requesting a modification to fully vacate Cranston Cove, Strickland Place, and several lots in the neighborhood. Steve stated that there are a couple properties that will still not be vacated at this time due to the acquisition process occurring by UDOT. Steve indicated that this property will eventually be used by the school district since they will be losing land due to the Mountain View Corridor. Steve stated that he heard from a resident in the previous application who expressed concern about the Mountain View Corridor in general but there isn’t much the City can do to change this. Steve Pastorik said that there are access issues in the area and indicated that UDOT will likely have a new road off 6000 W that will provide a back entrance into the high school underneath the Mountain View Corridor. Phil commented that this street could become very busy. S-15-2013 PETITION BY COREY ANGELL REQUESTING A PLAT AMENDMENT TO LOT 3 IN THE MOULTON FARMS SUBDIVISION. THE PURPOSE FOR THE SUBDIVISION IS TO DIVIDE THE EXISTING LOT TO CREATE TWO Planning Commission Study Session May 15, 2013 Page 3 SEPARATE LOTS FOR THE PENDING CONVERSION OF AN EXISTING DUPLEX INTO A TOWN HOME UNIT. THE PROPERTY IS LOCATED AT 4448 S 3600 W AND IS ZONED 'R-1-8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the applicant is dividing an existing duplex and plans to convert them to townhome units. With this change the individual units could be sold individually instead of rented out as they are currently. Jack Matheson asked if frontage requirements will be met. Steve replied yes. He indicated that the surrounding vacant properties may also be developing soon though no plans have been proposed at this time. CONDITIONAL USE APPLICATIONS C-24-2013 PETITION BY CALVIN LAM, REPRESENTING PHO SAIGON NOODLE HOUSE, REQUESTING CONDITIONAL USE APPROVAL FOR A RESTAURANT WITH LIQUOR. THE PROPERTY IS LOCATED AT 2222 W 3500 S ON 2.23 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp indicated that this restaurant is located in an end unit at Grizzly Plaza. She stated that this used to be a large restaurant prior to remodeling but will now be divided in half. Because of this, the applicant is adding a secondary pedestrian access into the building. Jody displayed the menu and indicated the applicant will be requesting a limited liquor license with beer and wine. C-26-2013 PETITION BY FARLEY ESKELSON, REPRESENTING MCDONALDS USA, REQUESTING CONDITIONAL USE APPROVAL FOR A NEW FAST FOOD RESTAURANT. THE PROPERTY IS LOCATED AT 5315 S 5600 W ON 1.08 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Kevin Despain stated that the ordinance requires a 20 foot side-yard setback along Lake Ridge Drive and indicated that the applicant is requesting a 5 foot reduction which will require an amendment to the Development Agreement. Kevin indicated that the applicant is proposing a retaining wall, berm, and additional shrubs to provide screening. Steve Pastorik stated that if the Planning Commission is comfortable with this request they can recommend a Development Agreement modification for the site to the City Council. Jack Matheson stated that there is housing proposed to the north and west and indicated that McDonalds is a 24 hour restaurant with constant drive through noise. Steve Lehman stated that there will be a street buffer on the west. Phil asked if there will be right in and right out on 5600 W and questioned if there will be a signal. Steve stated that this will eventually be right in and right out and indicated that there could be a signal further north in the Ivory Development but likely won’t be one here due to the proximity of the existing intersection. Phil asked if UDOT is comfortable with the access onto 5600 west. Steve indicated that Maverik and McDonalds will be sharing an access so UDOT was okay with this. Harold stated that the parking and landscaping on the south doesn’t seem to work well. Kevin indicated there needs to be, as part of the Development Agreement, a pedestrian access between the two sites but there is a significant difference in grade. Steve indicated that the Maverik is higher than the McDonalds or townhomes Planning Commission Study Session May 15, 2013 Page 4 will be. Jack asked if there will be a masonry wall. Kevin replied yes. Kevin stated that the applicant is requesting a decrease in parking stalls. He indicated that the applicant took the square footage of the play area and dining area and added an additional 5 stalls for employees for a total of 28 stalls. There are 34 stalls proposed. Kevin stated that 70% of all McDonalds sales are via the drive through window. Kevin stated that no signage is being proposed at this time. He displayed elevations for the building and stated that covers will be provided over the drive through windows. Brent Fuller asked how far away the drive through order boxes are from residential homes. Kevin displayed where they are located on the site. Harold Woodruff suggested an 8 foot fence to help mitigate noise. Brent agreed and added that additional trees on the west side will help as well. Steve Leman indicated that the residential units will be about 50 feet from the McDonalds due to the road, parking, and landscaping. Steve Pastorik added that it would be helpful to have topography information as well to see how much lower or higher the site will sit. Harold expressed concern for stacking onto the street. Steve Pastorik indicated that there are standards and staff will look into this. Staff and the Planning Commission discussed future road widening along 5600 W. Steve stated that UTA will not introduce BRT to the area until the Mountain View Corridor becomes a freeway instead of an at grade highway in this portion of the City. C-27-2013 PETITION BY PGAW ARCHITECTS REQUESTING A CONDITIONAL USE AMENDMENT FOR A NEW OFFICE BUILDING. THE PROPERTY IS LOCATED AT 4701 W 2100 S ON 4.8 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) DISCUSSION: Jody Knapp stated that this is a building expansion at CR England which will consist of a 4 story, 144,000 square foot office complex. She indicated that the applicant had anticipated doing this project in 2008 but it was never completed and are now proposing it in a new location on site. Jody stated that the access will remain to allow entrance to the front parking lot. She stated that there is a lot of existing parking but this addition will add another 690 spaces. Jody displayed what the existing building looks like and stated that the applicant would like to do a similar look. She stated that the building design doesn’t entirely meet the Commercial Design Standard requirements of today’s ordinance (particularly in the roof treatment) but indicated that the Planning Commission can approve it as long as it meets the intent. Jody indicated that there is a lot of movement in the building, red accent beams, a patio on the second floor, and a significant amount of windows. Phil Conder asked if anything is anticipated to be placed on the roof. Jody replied no. Jody indicated that a lot of landscaping will be added throughout the parking lot but added that additional trees will need to be added to the front to meet ordinance requirements for major arterials. There being no further business, the meeting was adjourned at 4:31 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant