Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session September 4, 2013 The meeting was called to order at 3:39 p.m. by Chairman Phil Conder at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Brent Fuller, Terri Mills, Phil Conder, and Barbara Thomas ABSENT: Harold Woodruff, Jack Matheson, Joe Garcia, and Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Jody Knapp, and Nichole Camac Russ Willardson – Public Works Director, Erik Brondum – Traffic Engineer, Dan Johnson - Engineer WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session September 4, 2013 Page 2 ZONE CHANGE APPLICATION Z-6-2013 PETITION BY JENKINS OLDHAM DEVELOPMENT L.L.C. REQUESTING A ZONE CHANGE FROM 'A' (AGRICULTURE) TO 'R-1- 8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET) AND 'R-1-4' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 4,000 SQUARE FEET). THE PROPERTY IS LOCATED AT 3846 S 5600 W ON 14.9 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik indicated where the proposed Mountain View Corridor is located in relation to this property. He stated that UDOT is planning to provide an underpass that will connect Cilma Dr. (in the existing neighborhood to the west) to 5600 W. Steve stated that the applicant is proposing ‘R-1-8’ north of the Cilma Dr. extension through this property and ‘R-1-4’ south of the road. He indicated that this goes along with the General Plan. Steve stated that the Vice- President of the HOA for Madison Place (the PUD to the south) has expressed no interest in connecting the neighborhoods. The owner has stated that residents in the PUD like that it is gated and inaccessible to other neighborhoods. Steve stated that because of this staff feels that ‘R-1-4’ lots may not be the best option for the south portion of the proposed project. He indicated that the reason small lots were included in the General Plan was to create a transition between neighborhoods. He displayed the site plan and indicated that there are 61 lots which equal about 4.1 units to an acre. Steve stated that there are 29 lots proposed in the ‘R-1-8’ portion of the project (with the average lot size being over 9,000 square feet) and 32 lots in the ‘R-1-4’ portion (with the average lot size being over 6,000 square feet). Steve stated that the applicant has provided a stub street to the north and west to provide possible access for future projects. Phil Conder asked if there is only one entrance into the existing PUD. Steve replied yes. Phil asked if this meets fire code. Steve indicated that the Fire Department can anticipate future connections and approve more homes with only one access. Steve Lehman agreed and added that there is a gated entrance to the south of the PUD in the event of an emergency. Phil stated that he likes that the City is avoiding smaller lots and would like to continue in this direction. Barbara Thomas agreed and added that smaller lots should only be approved as part of a PUD. Steve stated the applicant was complying with the General Plan but since this is an advisory document the Planning Commission can suggest differently. He added that smaller lots seem to be rented more often than others. SUBDIVISION APPLICATION PUD-4-2013 PETITION BY LESLIE MASCARO, REPRESENTING HENRY WALKER HOMES, REQUESTING FINAL PLAT APPROVAL FOR THE SECOND PHASE OF THE VILLAGES AT WESTRIDGE PUD. THIS PHASE CONSISTS OF 25 UNITS ON 2.88 ACRES AND IS ZONED 'R-1-4'. THE PROPERTY IS LOCATED AT APPROXIMATELY 5600 W LAKERIDGE Planning Commission Study Session September 4, 2013 Page 3 DRIVE (5315 S). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman displayed the overall preliminary plans for the subdivision. He discussed open space, sidewalk systems, and roads in the development. Steve indicated that the applicant felt it would be advantageous to build a different style of home in the second phase and has decided to move ahead with the mansion homes. Steve stated that these look like a large home but are several units in one building. He indicated that there will be 18 units and all are owner occupied and will have a side garage for one or two cars. . He added that there is plenty of guest parking and on-street parking. Steve stated that there is a lot of movement on the building and added that staff will work with the applicant on the side elevations to ensure they meet design standards. Steve stated that homes are setback to allow future expansion of 5600 W. He indicated that there is a detention basin in the northeast corner and stated that the needed depth is being evaluated. Staff is hoping it will be a functional space. Brent Fuller stated that deep detention basins can be a safety concern for children. S-21-2013 PETITION BY AMERICA FIRST CREDIT UNION REQUESTING A PLAT AMENDMENT FOR THE AFFCU 3500 SOUTH SUBDIVISION. THE PROPOSED SUBDIVISION WILL AMEND LOT 2 TO CREATE AN ADDITIONAL LOT. THE PROPERTY IS LOCATED AT 4936 W 3500 S ON 10.3 ACRES AND IS ZONED 'C-2'. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the subdivision is being divided to provide for a new Charter School. He displayed the subdivision plan and indicated that lot 3 will be the location of the school and lot 2 will be another commercial pad. Steve indicated that he received calls from neighbors who were pleased to hear that a school would be built here rather than more commercial or a parking lot. Barbara Thomas stated that she doesn’t like the lack of pedestrian connections from existing neighborhoods. Brent Fuller replied that parents typically drive children to charter schools. CONDITIONAL USE APPLICATION C-40-2013 PETITION BY DOMINION ENGINEERING REQUESTING A CONDITIONAL USE AMENDMENT FOR A MCDONALD'S REMODEL. THE PROPERTY IS LOCATED AT 3464 W 3500 S ON .93 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) CONTINUED FROM THE AUGUST 28, 2013 PLANNING COMMISSION PUBLIC HEARING Discussion: Jody Knapp stated that the Planning Commission continued the application due to changes in the elevations. She explained that the owner of this McDonald’s didn’t want any rock on the building. She displayed the new elevations which contain brown stucco, a brick wainscot, and white tile. Jody indicated that this is almost identical to the building on 5600 W and 3500 S. She Planning Commission Study Session September 4, 2013 Page 4 added that there will be no playplace but the outside of the building will look the same. Jody indicated that the applicant will meet Commercial Design Standards and added that there will be a solid covering over the drive through. Terri Mills indicated that she never noticed that the white portion on the 5600 W 3500 S McDonalds was tile. She stated that she doesn’t like the new look of the McDonald’s restaurants. Brent Fuller agreed. DISCUSSION ITEMS DISCUSSION NORTHWEST QUADRANT TRAFFIC DISCUSSION. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik indicated that there will be new industrial development in the northwest quadrant of the City. He presented the General Plan and explained that industrial has been predicted north of the Riter Canal since 1984. Steve discussed existing projects along 201 and displayed the major street plan. He explained that the City wants to keep industrial traffic separate from residential traffic so new streets are planned to accommodate this. Nicole Cottle indicated that this is a good example of various departments working together within the City and planning ahead. She indicated that this has been discussed and planned for three years and funding has been gained for this important project. Erik Brondum stated that this began with the last General Plan update. He indicated that a traffic study was conducted and recommendations were discussed. The traffic from 201 to 7200 west along the frontage road was a big concern. He discussed various options that have been discussed for the area. He indicated various connections will be added along with a Mountain View Corridor overpass. Erik stated that alleviating traffic in this area will also help commercial traffic on 5600 W. Dan Johnson displayed a map indicating where planned roads, under construction roads, and complete roads are in the area. He discussed left turn lanes and improvements occurring on 7200 W as well as frontage road widening. Russ Willardson discussed the Mountain View Corridor and how it will relate to the road system as well as funding for the roads. Staff and the Planning Commission discussed various connections and traffic flow. DISCUSSION PUBLIC CLAMOR AND LAND USE APPROVALS. (STAFF- BRANDON HILL AT 801-963-3643) Discussion: Brandon Hill stated that there was a case that occurred recently in Washington City where a gun range was being planned next to a women’s shelter. He stated that there was an intense and controversial debate surrounding this and the Washington City Planning Commission eventually denied the conditional use application. The applicant then appealed to City Council where it was approved. Brandon stated that this is a tough situation but indicated that the Planning Commission’s duty is to look at land use concerns and mitigate problems with conditions. He Planning Commission Study Session September 4, 2013 Page 5 thanked the Planning Commission for handling tough applications well and stated that they have done a good job sticking to land use criteria with some of the more difficult items that have come before them lately. Staff and the Planning Commission discussed zoning options and various uses like pawn shops and smoke shops. There being no further business, the meeting was adjourned at 4:57 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant