Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session July 17, 2013 The meeting was called to order at 3:30 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, Barbara Thomas, and Imaan Bilic ABSENT: Joe Garcia 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 July 17, 2013 Page 2 SUBDIVISION APPLICATIONS SD-2-2013 PETITION BY THE UTAH DEPARTMENT OF TRANSPORTATION REQUESTING CONSIDERATION TO DEDICATE A PORTION OF 6400 WEST AT APPROXIMATELY 5100 SOUTH. THE DEDICATION PLAT IS A RESULT OF REALIGNED PROPERTY ADJACENT TO THE MOUNTAIN VIEW CORRIDOR. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that 6400 W will cul-de-sac and indicated that there will be an access road to the properties that have existing businesses. Steve displayed the proposed plat and indicated that staff sees no reason why this shouldn’t be dedicated. S-19-2013 PETITION BY LEE CONANT REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE WVC SUBDIVISION. THE PROPOSED SUBDIVISION CONSISTS OF 9 LOTS ON 2.48 ACRES. THE SUBDIVISION IS LOCATED AT 3260 W 3650 S 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 property has been vacant for several years. He indicated that the applicant would like to develop a single family subdivision which is allowed with the ‘R-1-8’ zoning currently in place. He stated that lot 101 will likely face onto 3650 S while the other lots will face into the subdivision. Steve indicated that the lots are nicely sized with the smallest lot being about 8200 square feet. He stated that residents in the area have expressed relief that this will develop single family and not multi-family. Steve stated that the applicant has not named a builder but indicated that housing will need to meet all design guidelines in the ordinance. He explained that water has been encountered at 7.5 to 10 feet which should allow for full basements. Steve stated that fencing will not be required. Steve stated that a small piece of property extends to 3200 W which will likely be dedicated to the existing church to the east. Steve stated this small piece of property was likely a utility or irrigation ditch and added that anything currently existing on the property will need to be piped. Steve indicated that existing trees will likely need to be torn down. Terri Mills suggested lifting them and moving them once the subdivision lots are in place. Jack Matheson asked how wide the road will be. Steve replied 54 feet. He added that lots will have a good amount of frontage. Barbara Thomas asked how the home will be situated on lot 103 since the property line has an odd jog. Steve replied that sufficient frontage exists but added that the line may be shifted to allow for a different configuration. Steve stated that the City will suggest Lancers Court as the name for the subdivision as opposed to WVC Subdivision. 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) CONTINUED FROM THE JULY 10, 2013 PLANNING COMMISSION PUBLIC HEARING Discussion: Jody Knapp indicated that she hasn’t received any revisions yet. She stated Planning Commission Study Session July 17, 2013 Page 3 that the Planning Commission was concerned with landscaping in a parking island and with street side elevations. She stated that the Planning Commission suggested that the applicant look into replacing the white stucco panels with something like spandrel glass. Barbara Thomas stated that she has seen some nice landscaping in narrow spaces. Jack Matheson agreed and stated that he doesn’t like the stark white panels that were proposed. C-33-2013 PETITION BY ARNOLD MACHINERY REQUESTING A CONDITIONAL USE AMENDMENT FOR A MACHINERY SHOP BUILDING. THE PROPERTY IS LOCATED AT 2975 W 2100 S ON .75 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that Arnold Machinery has been at this location since 1978. She stated that there was an amendment to add a loading dock in 1990. She indicated that the applicant would now like to remove an existing shop building and add a new 20,000 square foot one. Jody stated that asphalt and concrete will be added as part of the process. She stated that this is a shop workspace with two bays and a small office and will only be accessed by employees. Jody stated that design standards don’t apply since this is in a manufacturing zone and is not visible from main roads. She stated that the front portion of the property is very well landscaped and maintained but indicated that landscaping along the east side will need to be improved. She stated that there was gravel at some point but it has become very overgrown. Jody indicated that staff suggests this be cleaned up and 50% live plant material be installed. Terri Mills stated that there are various drought tolerant plants that would be well suited for this location. Brent Fuller indicated that he feels trees would look nice here but added that the ordinance doesn’t count the canopy as percentage of landscaping. Jody stated that sometimes staff does, most particularly on larger properties. Barbara Thomas stated that she feels landscaping isn’t needed as long as it is maintained and kept free of weeds. Jody stated that the City would like to see some landscaping along here since it is along a public road. Jody indicated that some areas on the property are hard-surfaced and others are composed of crushed asphalt. She stated that staff will require that this is well maintained. Jack Matheson asked if a grading and drainage plan will need to be submitted. Jody replied that Public Works has not mentioned this yet so likely not. Phil Conder asked if parking and traffic flow will be affected. Jody replied that parking is in front of the building and will be sufficient for this proposal. She added that employees will be using this building so traffic will not be impacted. There being no further business, the meeting was adjourned 4:00 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant