Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session July 3, 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, Lee Logston, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session July 3, 2013 Page 2 ZONE CHANGE APPLICATIONS Z-4-2013 PETITION BY PAUL OJA REQUESTING A ZONE CHANGE FROM 'A' (AGRICULTURE) TO 'R-1-8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET). THE PROPERTY IS LOCATED AT 3662 S 6000 W ON .44 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that the east ¾ of the property is zoned ‘A’ while the rest is zoned ‘R-1-8’. He indicated that there is an existing home on the east portion of the property and the applicant would like to rezone and split the property into two separate lots. Steve stated that both lots will be about 10,000 square feet and indicated that the surrounding neighborhood is mostly zoned ‘R-1-8’. Steve stated that the existing fence and various landscaping will need maintenance and improvement. Brent Fuller asked if the fence can be removed. Steve replied that this could be an option as well. SUBDIVISION APPLICATIONS SV-4-2013 PETITION BY THE UTAH DEPARTMENT OF TRANSPORTATION REQUESTING CONSIDERATION TO AMEND AND VACATE LOTS 321-332 OF THE GOLDEN HILLTOP ESTATES SUBDIVISION PHASE 3. THIS APPLICATION WILL ALSO VACATE ALL OF GOLDEN ARROW COVE. THE SUBDIVISION IS LOCATED AT 4415 S 5875 W. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that this application will vacate several lots and Golden Arrow Cove. Steve indicated that homes have already been removed and added that there won’t be too many more residential vacations occurring south of this. SV-5-2013 PETITION BY THE UTAH DEPARTMENT OF TRANSPORTATION REQUESTING CONSIDERATION TO AMEND AND VACATE LOTS 14-21 OF THE GOLDEN HILLTOP ESTATES SUBDIVISION PHASE 1. THIS APPLICATION WILL ALSO VACATE ALL OF WAYWARD CIRCLE. THE SUBDIVISION IS LOCATED AT 4300 S 5860 W. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that he isn’t sure why lots 11-13 aren’t being vacated at this time but added that these will likely be vacated with a future application. He indicated that many homes have been removed in the area and added that those that remain could be used for construction offices. Jack Matheson asked how old the homes in this area were. Steve replied that they were built in 1993- 1994. SV-6-2013 PETITION BY THE UTAH DEPARTMENT OF TRANSPORTATION REQUESTING CONSIDERATION TO VACATE A PORTION OF WESTRIDGE BOULEVARD. THE PORTION TO BE VACATED IS LOCATED SOUTH OF DOUBLE EAGLE CIRCLE TO THE SOUTH BOUNDARY OF THE RIDGE GOLF CLUB PARKING LOT. THE APPROXIMATE ADDRESS OF THIS VACATION IS 4790 S 5900 W. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman indicated that when the alignment of the Mountain View Corridor was decided there were changes that occurred to the Westridge Golf Course. He Planning Commission Study Session July 3, 2013 Page 3 stated that changes to Westridge Boulevard will also occur and indicated what portion of the street will be vacated. Steve explained that there were two subdivisions that dedicated to Westridge Boulevard. He indicated that the street will now cul-de-sac with a dedicated plat. Steve stated that this portion of the street was never dedicated before and indicated that the City will be requesting this now. He explained that this will require coordination with Rocky Mountain Power and stated that it likely won’t be a problem as long as there is specific language to allow them access to an existing easement. SV-7-2013 PETITION BY THE UTAH DEPARTMENT OF TRANSPORTATION REQUESTING CONSIDERATION TO VACATE A PORTION OF 6400 W. THE PORTION TO BE VACATED IS LOCATED AT APPROXIMATELY 5150 S AND EXTENDS SOUTH TO 5400 S. (STAFF- STEVE LEHMAN AT 801-963- 3311) Discussion: Steve Lehman indicated that staff was unable to find a plat that showed dedication of 6400 W other than what was dedicated by Hercules. He stated that this street was never used as a major thoroughfare. Jack Matheson asked if this vacation will affect access to the USANA Amphitheatre. Steve replied no and displayed various access points to the amphitheater. CONDITIONAL USE APPLICATIONS C-31-2013 PETITION BY AMSOURCE DEVELOPMENT REQUESTING A CONDITIONAL USE AMENDMENT FOR A MULTI-TENANT RETAIL/RESTAURANT BUILDING. THE PROPERTY IS LOCATED AT 2731 S 5600 W ON 1.21 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Lee Logston stated this conditional use amendment will finish the corner retail pad. He stated that the applicant is requesting a multi-tenant building with a drive- through window. He indicated that the applicant will build a solid wall and will berm the corner nearest 5600 W to provide screening. Lee stated that there is a small island in the parking lot that will need to be landscaped and added that a pedestrian connection will need to be added between the existing building and this new retail pad. Jack Matheson asked if an awning will be required for the drive-through. Lee replied yes. Joe Garcia asked how far the drive-through is from 5600 W. Lee replied about 45 feet. Joe stated that he feels there are too many drive-through’s along 5600 W and stated that he wouldn’t want any more unhealthy fast food restaurants in the area. Steve Pastorik stated that he believes the proposed business is similar to a Jamba Juice. Phil Conder added that the type of food is not a land use decision and isn’t something the Planning Commission can consider. Steve stated that the window can be moved to the south end of the building but the applicant is requesting it on the west due to the configuration of the parking lot. Brandon Hill stated that any issues with this drive through can likely be mitigated through this conditional use process. Lee displayed that elevations and stated that the building does meet Commercial Design Standards. Lee indicated that there is a monument sign installed on the property and stated that another sign is shown on the original approval which will need to match what currently exists. C-32-2013 PETITION BY MAI NGUYEN REQUESTING A CONDITIONAL USE AMENDMENT FOR A RESTAURANT WITH LIQUOR. THE PROPERTY IS LOCATED AT 1980 W 3500 S ON 1.92 ACRES AND IS ZONED 'C-2' (GENERAL Planning Commission Study Session July 3, 2013 Page 4 COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Steve Pastorik stated that a restaurant was approved in conjunction with the El Pelenque dance club several months ago. He stated that this restaurant, Fat Fish, will operate in the same location. Steve stated that there is no real issue with the restaurant but stated that the applicant is not in compliance with improvements that were required as part of her original conditional use. Steve indicated that plans are being reviewed for landscaping, parking lot, and streetscape improvements but none of these have been completed. He stated that this application can be denied because of this if the Planning Commission feels that compliance for the rest of the site should be met before any other changes are approved. Brandon Hill stated that staff will see if an NOV has been issued. Imaan Bilic asked if the restaurant is named something different during the day than it is at night. Steve replied that he wasn’t sure but indicated he would find out prior to the hearing. Staff and the Planning Commission discussed the site and various issues including noise, landscaping, maintenance, etc. DISCUSSION ITEMS DISCUSSION DISCUSSION REGARDING NOTICING FOR REZONE APPLICATIONS. (STAFF- BRANDON HILL AT 801-963-3463) Discussion: Brandon Hill stated that the Legislature has approved an enhanced noticing process for rezone applications. He indicated that the property owner can file an objection up to 10 days after the zone change goes through the Planning Commission and the Planning Commission must take this into consideration and state on the record that an objection has formally been made by the property owner. Steve Pastorik added that most zone change applications are owner initiated so objections will likely not occur very often. There being no further business, the meeting was adjourned at 4:25 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant