Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session October 16, 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, Jack Matheson, Terri Mills, Phil Conder, and Barbara Thomas ABSENT: Brent Fuller and Joe Garcia WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Jody Knapp, Kevin Despain, Lee Logston, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: N/A Planning Commission Study Session October 16, 2013 Page 2 GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-5-2013 PETITION BY MILT SHIPP REQUESTING A GENERAL PLAN CHANGE FROM COMMERCIAL/LIGHT MANUFACTURING TO VERY HIGH DENSITY RESIDENTIAL AND A ZONE CHANGE FROM 'M' (MANUFACTURING) AND 'A' (AGRICULTURE) TO 'RM' (RESIDENTIAL MULTI-FAMILY). THE PROPERTY IS LOCATED AT 2882 S DECKER LAKE DRIVE ON 16 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that Don Brinkerhoff attended the Planning Commission public hearing on October 9, 2013 and expressed concern regarding the proposed apartment complex. He indicated that Mr. Brinkerhoff represents the State detention facility in the area and was concerned of the impact the proposed development may have. Steve stated that the applicant met with Mr. Brinkerhoff and has come to a resolution on many of the concerns that were brought up during the hearing. Steve stated that lighting from the detention facility should not impact the proposed apartment complex since only standard lighting is used on the east side of the facility that will be nearest the apartment complex. Steve indicated that people flashing gang signs and drug paraphernalia at the youth from the existing E-Gate apartments is a problem because the outdoor recreational yard at the detention facility is directly next to these apartments. People are able to interact with the youth by climbing stairs to the fourth story of the apartments and looking down over the fence. He stated that the owners of the E-Gate apartments will be notified of this problem. Steve indicated that the new proposed apartments are not near the recreational yard at the detention facility so this won’t be an issue. He added that the applicant is amenable to adding a masonry wall on this side of the property for additional screening. Steve stated that the applicant could work with the owners of the E-Gate apartments to acquire a pedestrian access between the developments in the southwest corner of the property. Steve passed out handouts provided by the applicant that indicate they are open to reducing the number of one bedroom apartment units by 24 which will provide a 35% one bedroom ratio for the entire complex. Steve stated that there was a lot of information regarding the market that was provided by the applicant at the hearing but he indicated that markets change and something that is difficult today may not be as difficult 5 years from now. Steve stated that the market can be considered in these types of applications but added that City goals and surrounding uses should also be considered. He indicated that the Planning Commission should consider whether this is the right use for the surrounding area in the future. Steve stated that a goal of the City is to increase employment with higher quality jobs which can be found in business parks. He stated that transit is an important aspect to business parks as well so the Trax line is a good addition to the area. Jack Matheson asked if parking for the Maverik Center will be affected at all by this development. Steve replied no and indicated where additional parking is located for Maverik Center patrons. Planning Commission Study Session October 16, 2013 Page 3 ZONE TEXT CHANGE APPLICATION ZT-7-2013 PETITION BY WEST VALLEY CITY REQUESTING AN ORDINANCE TEXT AMENDMENT TO ADD SECTION 7-2-131 REGARDING PAWNSHOP REGULATIONS TO THE WEST VALLEY CITY MUNICIPAL CODE. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that the City has drafted an ordinance that will place limitations on where pawnshops can be located. He stated that the ordinance will restrict pawnshops to be at least 500 feet from a residential zone and 1000 feet from any other pawnshop. Steve stated that Brandon Hill and Brock Anderson did a lot of research and have found that pawnshops in neighborhoods tend to cause an increase in property crime and violent crime, negatively impact residential property values, decrease the safety of mass transit, and can create a negative perception on a neighborhood. Steve stated that staff decided on the 500 foot distance from residential because studies indicate that these are the residents that are most greatly impacted. Steve stated that the 1000 foot separation requirement from other pawnshops was determined because there can be a potential drag on other tenants wanting to come into an area if there are two or three pawnshops clustered together. Barbara Thomas asked if there are existing pawnshops that are within 1000 feet of one another. Steve replied yes and added that almost all of them are within 500 feet of residential. He indicated that he could provide a map that displays the location of existing shops. Phil Conder stated that he is concerned that existing pawnshops will want to stay at their locations indefinitely once this ordinance takes effect since it will be difficult for them to find other locations in the City. Steve replied that the ordinance doesn’t preclude pawnshops but will make it more difficult. He stated that a pawnshop could change owners and remain at the same location but if there is a lapse of use for over a year the use will no longer be allowed on the property. Barbara Thomas asked if an applicant could be granted a license if they meet the $50,000 threshold. Steve replied the threshold is for improvements to the property only and is not tied to the use. SUBDIVISION APPLICATIONS S-24-2013 PETITION BY BLAINE WALKER REQUESTING PRELIMINARY PLAT APPROVAL FOR THE ASHLEE COMMONS SUBDIVISION WHICH CONSISTS OF 27 LOTS ON 9.0 ACRES. THE SUBDIVISION IS LOCATED AT APPROXIMATELY 4450 S 5400 W AND IS ZONED 'R-1-7', 'R-1-8', AND 'R-1-10'. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that on the west side of 5400 W the southern portion remained zoned ‘R-1-7’ while the northern portion was recently rezoned to ‘R-1-10’. Steve stated that there are only three lots that are less than 10,000 square feet due to the layout of the subdivision. He indicated that overall there are 16 lots being proposed and the average lot size is over 10,000 square feet. Steve stated that access will be gained through an existing stub street that will extend to 5400 W and a stub street will also be required to the north of the subdivision which will eventually connect with an existing subdivision to the north. Steve stated that there is a significant slope on the property so the sanitary sewer will go to 5400 W and Granger Planning Commission Study Session October 16, 2013 Page 4 Hunter will likely propose a loop system for water. Steve stated that a resident was concerned at the rezone phase of the application about the proposed street and lights shining into her home. He indicated that the road has shifted to the south and vehicle lights should shine toward the garage as opposed to the window. He stated that the resident has suggested closing the subdivision off and having no street go through but he indicated that this is not a favorable option for the developer or for the City. He stated that it is important the street goes through to provide a connection and is also necessary for water, sewer, and storm drain connections. Steve added that these residents will go to the same schools and churches as the existing residents and it’s important that they have access to 5400 W. Barbara Thomas stated that there is a lot of underground water on this property. Steve replied that a soils report will be conducted and added that he isn’t sure if an under-drain system will be installed to allow for basements. Harold Woodruff asked which way a home would face on a large corner lot in the subdivision. Steve replied that he isn’t sure but thinks the developer would want the home to face into the cul-de-sac. Steve displayed the proposed plat for the second phase of the subdivision on the east side of 5400 W. He stated that the plat will create two flag lots that will be 15,000 square feet each. He indicated that while this phase is zoned ‘R-1-8’ the average lot size is greater than the first phase to the west. Steve indicated that the developer will be installing improvements for the entire subdivision and will add curb, gutter, and sidewalk to property that isn’t owned by him as well. He stated the sewer and storm drain will extend to the north (toward Hunter Elementary) and will not tie into 5400 W. He added that water will likely be a loop system on this side of the subdivision as well. Steve discussed lots and easements on this side and stated that the developer is trying to negotiate moving an easement to gain another lot. SV-8-2013 PETITION BY BEN HUOT, REPRESENTING THE UTAH DEPARTMENT OF TRANSPORTATION, REQUESTING A PLAT AMENDMENT FOR THE HUNTER COVE PHASE 2 SUBDIVISION. THIS APPLICATION WILL VACATE LOTS 201-225, ALL OF CRANSTON COVE, STRICKLAND PLACE, AND A PORTION OF TIMBER OAKS LANE. THIS PROPOSAL IS LOCATED AT APPROXIMATELY 4195 S 5875 W. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman displayed where the Mountain View Corridor will be located. He indicated that the Planning Commission has viewed this property before but UDOT has been vacating only pieces of it at a time and is now requesting the entire area. Steve displayed how the neighborhood could potentially work after Mountain View Corridor is constructed and displayed a potential access road to Hunter High. He stated that this isn’t a final plan but is something UDOT would like to provide. CONDITIONAL USE APPLICATIONS C-47-2013 PETITION BY DLM DEVELOPMENT REQUESTING A CONDITIONAL USE AMENDMENT FOR A 304,000 SQUARE FOOT BUILDING AT 201 COMMERCE CENTER. THE PROPERTY IS LOCATED AT APPROXIMATELY 4300 W 2100 S ON 18.11 ACRES AND IS ZONED 'M' Planning Commission Study Session October 16, 2013 Page 5 (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that this is a proposed building at 201 Commerce Center. She displayed the overall plan for the property and stated that a conditional use has already been approved for the entire project. Jody stated that the applicant is requesting a modification to the original conditional use and would like to do one large building instead of five. Jody displayed the elevations for the building and indicated that they do not need to meet requirements for commercial design standards. Jody provided the landscaping plan and indicated that landscaping does need to meet requirements for high image arterials. She provided an image depicting how the swale system will look. Jack Matheson stated that a swale system works really well in flat areas like this. The applicant explained how the building could be leased and stated that glass was included on several parts of the building to provide the image of an office. Barbara Thomas asked where parking is located. Jody indicated parking spaces and added that the applicant will need to come back if any tenants require more parking stalls than what is proposed. C-48-2013 PETITION BY SHAYLA FAIRCLOUGH REQUESTING CONDITIONAL USE APPROVAL FOR A MAJOR HOME OCCUPATION FOR A PRE- SCHOOL. THE PROPERTY IS LOCATED AT 7152 W HUNTER DAWN WAY ON .26 ACRES AND IS ZONED 'R-1-10' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 10,000 SQUARE FEET). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain indicated that parking will be provided in the driveway for pick-up and drop-off. He stated that there is a room in the basement that will be devoted to the preschool and the applicant will be doing 1-2 classes per day that will be 2 hours each with a maximum of 6 children per class. He added that the applicant is not requesting signage. Barbara Thomas asked if children will come through the front door or go through the garage. Kevin replied that he believes they will enter through the front door. Terri Mills asked if Hunter Village has an HOA and stated that she recalls a problem with another preschool in an HOA community. Kevin replied that this was at Sunset Hills and the HOA specifically precluded home occupations. He indicated that he is unaware of any limitation in Hunter Village. Jody added that this couldn’t be grounds for a denial from the City and would just need to be something the applicant would work out with the HOA. C-49-2013 PETITION BY BRITTANY PETERSON REQUESTING CONDITIONAL USE APPROVAL FOR A MAJOR HOME OCCUPATION FOR A PRE-SCHOOL. THE PROPERTY IS LOCATED AT 7050 W 3800 S ON .96 ACRES AND IS ZONED 'A' (AGRICULTURE). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated that there is a second drive approach (gravel) that leads to the rear of the property that the applicant wanted to utilize for the pick-up and drop-off of children. He indicated that this is not allowed by ordinance because it must be hard-surfaced. The applicant has stated that she is fine having parent’s park in the concrete driveway and go through the home to the pre-school. Barbara Thomas stated that she would like a clearer floor plan that shows how children enter the preschool. Kevin displayed pictures of the pre-school area. Phil asked what type of Planning Commission Study Session October 16, 2013 Page 6 fireplace is in the basement. Kevin replied that he will find out. Barbara Thomas asked where children will play outdoors. Jody replied that preschool’s typically do not have any outdoor playtime since classes are only a couple hours long. Kevin indicated that the applicant will be doing 3 sessions per day that will be 2 hours long with a maximum of 6 children per session. He indicated that there will also be a small sign in the window which will meet City requirements. C-50-2013 PETITION BY HIEN PHAM REQUESTING A CONDITIONAL USE AMENDMENT TO WAIVE MASONRY WALL SCREENING REQUIREMENTS ADJACENT TO RESIDENTIAL ZONED PROPERTY. THE PROPERTY IS LOCATED AT 4085 S 4000 W ON .72 ACRES AND IS ZONED 'C-1' (NEIGHBORHOOD COMMERCIAL). (STAFF- LEE LOGSTON AT 801-963-3531) Discussion: Lee Logston stated that the applicant would like to waive a masonry wall requirement adjacent to a residential zone. He explained that the property owner to the north has stated that the land will not develop residential and the General Plan designates non-retail commercial for the area. He indicated that because of this the Planning Commission has the ability to waive the requirement of the masonry wall. He indicated that there is a daycare further to the north that does have a fence so this shouldn’t be a negative impact on them. Lee stated that the rear of the newly constructed building is very plain because it was thought to be hidden behind the wall. He indicated that the Planning Commission can request additional wainscoting and columns to make this wall a secondary façade and meet commercial design standards if they don’t feel comfortable leaving it as it is. Harold Woodruff agreed and added that a delay agreement of some type may be a good option as well. He stated that if for some reason the property to the north does become residential the applicant should be required to install the masonry fence at that time. Barbara Thomas added that she would like the landscaping extended behind the building to provide a buffer. There being no further business, the meeting was adjourned at 4:52 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant