Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session June 19, 2013 The meeting was called to order at 3:33 p.m. by Chairman Phil Conder at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Brent Fuller, Terri Mills, Phil Conder, Joe Garcia, Barbara Thomas, and Imaan Bilic ABSENT: Jack Matheson WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Kevin Despain, Lee Logston, Jody Knapp, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session June 19, 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 stated that a resident expressed concern about partial zoning on one property after the public hearing. He indicated that zoning has been in place like this since the 1980’s. Steve provided additional signed petitions from residents and two emails neighbors have submitted to staff in opposition of the zone change to ‘R-1-7’ or ‘R-1-8’. Harold Woodruff asked what the General Plan anticipates in this area. Steve replied low density which could be 8,000 to 10,000 square foot lots. Steve stated that the applicant is working with their engineer to provide a possible concept plan for ‘R-1-8’ zoning on the west property. Steve provided a staff concept for ‘R-1-8’ zoning and stated that the same amount of lots could be gained but indicated that there would be 2 flag lots. Barbara Thomas asked what will happen to the property to the north. Steve replied that any road making a connection would dead end until development occurred but nothing is being proposed at this time. Imaan Bilic asked if there are any other properties zoned ‘R- 1-10’ in the area. Steve replied that only the area to the north is zoned ‘R-1-10’. Barbara Thomas indicated that she thinks larger 10,000 square foot lots would make sense here since this area has historically been agricultural. She indicated that creating a variety of zones in the neighborhood seems to be a better fit for the community. Imaan asked how many lots could fit into an ‘R-1-10’ zoning for the west property. Steve stated that he isn’t sure without drawing it up but indicated that there would likely be 4 or 5 less lots than the applicant had proposed. Barbara Thomas indicated that there is a walkway for students of the elementary school to get through from the west neighborhood. Steve stated that it is important for a road connection to provide vehicle and pedestrian access. Harold asked if the lots on the east would change significantly if zoned ‘R-1-10’. Steve replied that they would be wider. SUBDIVISION APPLICATIONS S-16-2013 PETITION BY THE UTAH DEPARTMENT OF TRANSPORTATION REQUESTING APPROVAL TO AMEND LOTS 901-916 OF THE JONESDALE NO. 9 SUBDIVISION. THIS APPLICATION WILL ALSO VACATE ALL OF MASTERS CIRCLE AND MASTERS COURT. THE PROPERTY IS LOCATED AT APPROXIMATELY 3700 S 5800 W AND IS ZONED 'R-1-7' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 7,000 SQUARE FEET). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated UDOT has already demolished many homes in the area in anticipation of the Mountain View Corridor. He indicated that Masters Drive will remain for the time being to allow access by residents still living in the subdivision. Steve explained that Cilma Drive will likely extend to 5600 West and will go underneath the Mountain View Corridor. Steve Pastorik indicated that he has met with developers interested in developing the land around the potential extension of Cilma Drive. Steve stated that all lots in this proposal as well as easements and Masters Court and Masters Circle will be vacated. Planning Commission Study Session June 19, 2013 Page 3 S-17-2013 PETITION BY NATOMAS MEADOWS LLC REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE FREEPORT WEST-WV PHASE 1 SUBDIVISION. THE PROPOSED SUBDIVISION IS LOCATED AT SR 201 AND 6750 W AND WILL CONSIST OF 1 LOT AND 1 PARCEL ON 41.29 ACRES. THE PROPERTY IS ZONED 'M' (MANUFACTURING). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the overall project will be known as Freeport West and indicated that this is the first phase of a large industrial park. He displayed the overall concept plan for the subdivision and explained that the City is working with land owners in the area to secure property to extend 6400 W to the north. Steve stated that the road shown on this first phase will connect to Parkway Blvd. Phil asked if design standards will apply since this is on a major freeway. Steve Pastorik replied that there will be heavy landscaping along the frontage road and the buildings will have nicer fronts that include glass and other features. CONDITIONAL USE APPLICATIONS 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- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated that the primary concerns the Planning Commission had at the public hearing were signage, pedestrian connection between McDonalds and Maverick, and noise from the drive-through. Kevin stated that staff and the applicant have talked with Maverick and Maverick is okay with McDonalds installing a 4 foot sidewalk on their property. He indicated that a retaining wall will need to be added due to the 6 foot drop off from Maverick to McDonalds and the applicant will need to add a guardrail along the sidewalk. Kevin stated that the applicant will provide a Flowering Pear Tree every 19.5 feet on the west side which will create a dense canopy. This, in addition to a 6 foot masonry fence, will screen the neighborhood to the west. Kevin indicated that the north end of the site requires a 20 foot setback but the applicant is requesting a reduction to 15 feet. They will berm this and add shrubs and a retaining wall if this reduction is approved. Kevin indicated that the applicant has shown that the retaining wall be extended a little further and the berm will connect to the east berm where the corner sign will be placed. He stated that the applicant will angle the sign so it illuminates toward the street and toward the restaurant and will reduce the size of the sign to 5 feet. Kevin stated that the electronic message sign on 5600 W will be 6 feet tall with a 1 foot base and the electronic portion will be less than 50% which meets the City’s sign ordinance. Kevin indicated that the ordering boards are on the west side of the building and the manufacturer indicated that the sound emanates at 70 decibels. By the time sound would arrive at the residential properties it would be around 45 decibels which can be compared to people talking in a library. Harold Woodruff stated that McDonalds is open 24 hours and there is very little traffic on the road at this time. He stated that there is no sound engineer verifying this and suggested a sound study be considered. Harold indicated that he feels the drive through will be a concern to residents at night. Joe Garcia stated that he is concerned about parking and indicated that he doesn’t feel 34 stalls will be enough. Harold agreed. Terri Mills indicated that she feels the corner sign is not Planning Commission Study Session June 19, 2013 Page 4 necessary. Staff and the Planning Commission briefly discussed the elevation change between Maverick and this site. Kevin indicated that the masonry wall will step up on the west side. C-28-2013 PETITION BY BRANDI BARNETT REQUESTING CONDITIONAL USE APPROVAL FOR A MAJOR HOME OCCUPATION FOR A PRESCHOOL. THE PROPERTY IS LOCATED AT 3417 S OVATION DRIVE ON .28 ACRES AND IS ZONED 'R-1-8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated that the applicant would like to open a pre-school. He indicated that this is considered a major home occupation because there are more than 2 customers (or students) per hour. He indicated that classes will be held Monday through Friday with 2 sessions that last about 2 hours each. Kevin stated that staff will request that all drop-off’s and pick-up’s be conducted in the driveway. He indicated that children will enter the front door and go to the basement where there is a pre-school room in the corner. He stated that there is a large window that is adequate for escape in the event of an emergency. Kevin stated children will be Pre-Kindergarten and activities will include stories, songs, sharing, conversation, art, and teaching shapes/colors/numbers. Brent Fuller asked if the Fire Department will have to grant approval. Jody replied yes and stated that they will do an inspection. Barbara Thomas asked if signage is allowed. Kevin replied that there will be a small 1X2 sign which will be displayed in the window. Joe Garcia asked if children will be able to play outside and questioned if there was a play structure of some type. Kevin replied that the classes are only two hours and are meant for teaching so there likely won’t be any outdoor play. C-29-2013 PETITION BY BRAD PAXMAN, REPRESENTING GRANGER HUNTER IMPROVEMENT DISTRICT, REQUESTING A CONDITIONAL USE AMENDMENT FOR A GARAGE AND FUEL PUMP ADDITION. THE PROPERTY IS LOCATED AT 2888 S 3600 W ON 16.39 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- LEE LOGSTON AT 801-963-3531) Discussion: Lee Logston stated that this is a request to add a garage and fuel pump addition to an existing site. He stated that existing buildings on site were approved with the original conditional use minus the building furthest to the south. Lee indicated that the overall site was approved prior to commercial design standards, high image arterial landscaping requirements, and the overlay zone. He indicated the proposed building is brick with colored brick banding that match other buildings on the existing site. He stated that this does not meet today’s code but does meet the standards of when the original conditional use was approved. Lee stated that the south elevation is very plain because this will eventually be removed and 7 more bays (to the proposed 3 bays) will be added. Staff has requested that the applicant continue the banding to this elevation as well so that it won’t be so plain until the addition is constructed in the future. Lee stated that there is a canal pipeline that runs on the property line with a 50 foot easement. The canal company has specifically stated that no trees are permitted within a 25 foot region of this easement. The applicant is requesting that they provide landscaping around the new addition and has agreed to clean up landscaping further to the south. Lee stated that the original conditional use showed a completely different landscaping layout that likely will not work on the site now. He stated that the property owned by Granger Hunter around the easement is covered in weeds. Steve Pastorik added that the Planning Commission can Planning Commission Study Session June 19, 2013 Page 5 request that the weeds be removed and formal landscaping be added to the south building since it has been developed. He stated that this could include groundcover, shrubs, or even a type of xeriscaping. Joe Garcia asked if landscaping must be live plant material. Steve replied that at least 50% must be live. Phil asked if there could be a time limit imposed on adding the additional 7 bays so that there isn’t a blank wall for an indefinite amount of time. Steve replied that this would be difficult to enforce and follow up on. He indicated that the Planning Commission can ask for more on the south elevation now if they feel it is too blank. Staff and the Planning Commission discussed more landscaping options along Bangerter Highway. C-30-2013 PETITION BY JENSEN DOBBS REQUESTING CONDITIONAL USE APPROVAL FOR A FRUIT BASED ALCOHOL DISTILLERY. THE PROPERTY IS LOCATED AT 2374 S REDWOOD ROAD ON 3.15 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp indicated that this is a conditional use for a distillery that manufactures, stores, bottles, labels, and wholesale distributes beverage alcohol. She indicated that there will be no sales or consumption on site and there will be no public access. Jody indicated that the applicant intends to sell to the DABC and will keep the brandy local. She stated that the containers used to make the brandy are not large or pressurized enough to be a concern to the Fire Department. Jody stated that the applicant will have to get a distillery license from the DABC and will have to get federal approval as well. Phil Conder asked why this is a conditional use. Jody replied that manufacturing of alcoholic beverages in a manufacturing zone is a conditional use. Phil asked if there are any smells associated with the process. Jody replied that there may be a slight smell of yeast. Terri Mills stated that fermented fruit has a bad odor. Jody indicated that everything is completely sealed and contained so all fermenting occurs inside the container. Jody stated that there is no visibility from roads and there are enough parking stalls designated for employees. She added that the site is well kept and clean. The applicant indicated that he would be open to barring the windows to prevent break-ins. The Planning Commission indicated that they would prefer security be provided inside and would rather not have bars in the windows. There being no further business, the meeting was adjourned at 5:07 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant