Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session November 6, 2013 The meeting was called to order at 3:38 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, and Joe Garcia WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Kevin Despain, Lee Logston, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session November 6, 2013 Page 2 ZONE CHANGE APPLICATION Z-5-2013 PETITION BY M SEVEN LLC REQUESTING A ZONE CHANGE FROM 'R-1-10' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 10,000 SQUARE FEET) TO 'R-1-8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET). THE PROPERTY IS LOCATED AT 7018 W 4100 S ON 25.26 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that there is an existing City park in the area that is used by current residents and will be a good feature for new people moving in. He indicated ‘R-1-7’ and ‘R-1-8’ zoning surrounds the proposed subdivision and there are many stub streets that will extend into the new neighborhood to provide good connectivity. Steve stated that the proposed subdivision is in the overpressure zone so homes will be required to have tempered glass due to the proximity of ATK. Steve stated that there are 91 lots in the proposed concept plan that may or may not change during the subdivision process. He indicated that a development agreement will be proposed and discussed various requirements that are suggested. Steve stated that the City initiated a zone change in 1994 from ‘R- 1-7’ to ‘R-1-10’ because staff likely felt that large lots would be beneficial to the area. He indicated that the General Plan called for low density residential in 1994 and still does today. He stated that ‘R-1-8’ or ‘R-1-10’ would be considered low density. Steve stated that he received an email from a neighborhood representative who expressed concern regarding construction noise and dust as well as increased traffic along 4100 S. Steve stated that a traffic study will be conducted at the subdivision phase of the development that will address traffic concerns. Steve provided a graph that displayed the number of different lot sizes in West Valley City. He stated that the City Council has expressed interest in balancing out larger lots with the many 8,000 square foot lots the City already offers. Barbara Thomas asked why the applicant feels the lot size should decrease. Steve replied that there have been changes in the market but added that the General Plan has stayed the same. Barbara stated this will be a desirable place for people to live with the nice views and the proximity of the Mountain View Corridor. Phil Conder asked if ATK has plans to develop more of their property in the future. Steve replied that ATK doesn’t need this property as a buffer since it is surrounded by residential. He indicated that there has been no discussion of selling any land south of 4100 S. Z-7-2013 PETITION BY DAN NORTHRUP REQUESTING A ZONE CHANGE FROM 'A-1' (AGRICULTURE, MINIMUM LOT SIZE 1 ACRE) TO 'R-1-8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET). THE PROPERTY IS LOCATED AT 5200 W 3500 S ON .82 ACRES. (STAFF- LEE LOGSTON AT 801-963-3531) Discussion: Lee Logston stated that the current zoning is ‘A-1’ but the applicant would like to change it to ‘R-1-8’. He stated that the applicant also wants to trade a portion of property to create a flag lot and to make the property a little more Planning Commission Study Session November 6, 2013 Page 3 functional. Lee stated that the proposal will meet requirements of the ‘R-1-8’ zone and added that there is access onto 3500 S. He indicated that all standards will be met for the construction of a new home as well. Phil Conder asked if the stub streets to the north will ever be connected. Steve L replied that there wasn’t a lot of planning done in this area so he doubts a connection can be made. Staff and the Planning Commission discussed access into the properties and what UDOT will allow. Z-8-2013 PETITION BY LIFE CHURCH OF THE ASSEMBLIES OF GOD REQUESTING A ZONE CHANGE FROM 'R-1-8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET) TO 'C-2' (GENERAL COMMERCIAL). THE PROPERTY IS LOCATED AT 3818 W 4700 S ON 6.28 ACRES. (STAFF- STEVE PASTORIK AT 801-963- 3545) Discussion: Steve Pastorik stated that Life Church has future plans to expand and displayed two concept plans of how this may happen. He indicated that everything for the expansion would be allowed under the current zoning but the church would like an electronic sign which is not allowed in the R-1-8 zone. Steve stated that commercial surrounds the property with the exception of the apartments to the west. Phil Conder asked if there is access into the property from Home Depot to the west. Steve replied no but added that there is a stub street to the north. He indicated that a connection may be made but the applicant is concerned about neighbors causing problems on the property. Barbara Thomas asked if other churches in the City have electronic signs. Steve replied that he isn’t aware of any. Z-9-2013 PETITION BY MOORE HOMES LLC 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 4410 AND 4438 S 3600 W ON 4 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that the width of this property is challenging which made designing the subdivision a little difficult. He stated that the applicant is proposing to eliminate the park-strip to provide more property on each of the lots. He indicated that the average lot will be about 89 feet which will allow homes to be built and added that the width of the lots is over 100 feet to provide a good amount of space between homes. Steve stated that a neighbor expressed concern about animals that he maintains on agricultural property bordering the proposed subdivision. Steve stated that there will be two homes near the neighbor’s property and a 6 foot chain-link fence will be required to separate the uses. He added that the neighbor was also concerned with irrigation issues which will be evaluated and worked out at the subdivision phase. Steve indicated that another neighbor was concerned about large two story homes being constructed and causing her to lose privacy. Steve stated that the way the homes will be oriented and built on the lots nearest her home should still allow for privacy. Planning Commission Study Session November 6, 2013 Page 4 Steve indicated that the existing home in the proposed subdivision will need to be cleaned up since it currently has a lot of graffiti, broken windows, peeling paint, etc. Barbara Thomas asked if there will still be pedestrian walkability. Steve replied that there will still be a sidewalk but there will not be a park-strip. He added that there will be a park-strip on 4400 S once pedestrians walk out of the subdivision. Z-10-2013 PETITION BY GEORGE NEWTON 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 3694 S 6400 W ON .33 ACRES. (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated that the applicant wants to sell the existing home on the property but wants to retain the rest of the large piece land for the time being. He indicated that in order to subdivide the zoning must be changed since agricultural zoning requires a minimum of a half acre. Kevin stated that the applicant originally requested R-1-8 zoning because he wanted the property line to go along an existing ditch. However the line may be moved a little further south to retain mature trees which will then meet requirements of the R-1-10 zone which may be more appropriate for the area. Kevin indicated that the lot size will be over 17,000 square feet. 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 this amendment would add pawnshop regulations to the ordinance. He stated that staff proposed 500 feet separation from residential as well as 1000 feet from another pawnshop. He indicated that the Planning Commission expressed concern for pawnshops being located in areas such as Valley Fair Mall so staff added a 500 foot separation from a regional shopping mall as well. ZT-8-2013 PETITION BY WEST VALLEY CITY REQUESTING AN ORDINANCE TEXT AMENDMENT TO ADD PART 3-3500 SOUTH STREETSCAPE BETWEEN 2700 WEST AND BANGERTER HIGHWAY TO CHAPTER 7- 13 OF THE WEST VALLEY CITY MUNICIPAL CODE. (STAFF- LEE LOGSTON AT 801-963-3531) Discussion: Lee Logston stated that significant landscaping improvements were done on 3500 S when BRT lanes were added between 2700 W and Bangerter Planning Commission Study Session November 6, 2013 Page 5 Highway. He stated that the City’s Parks Department manage the trees and requested that this standard be included in the ordinance. Lee indicated that if the property owner damaged the trees they would be responsible for replacing them but if the trees are damaged by a vehicle the City would pay for the repair or replacement. Lee stated that the ordinance will lay out guidelines for spacing, tree types, and the need to work with the Parks Department to tie into the City sprinkling system. Lee displayed the proposed CVS Pharmacy site and discussed how the ordinance would apply to this property. Steve Pastorik added that street trees are typically maintained by property owners but this will not be the case along this portion of 3500 S. 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 residents in the area are concerned about a connection to 5400 W. He indicated that shifting the road further to the south wouldn’t work because it would cause an awkward leftover piece of property. This would also be a concern for Granger Hunter who isn’t comfortable running sewer lines in easements. Steve stated that another idea that was explored was creating two cul-de-sacs which Granger Hunter wouldn’t be comfortable with either. He indicated that the City now has Granger Hunters recommendation in writing that the current proposed layout is the best design. Steve stated that the proposal seems to be the best for Granger Hunter, the City Planning Department, the City Engineering Department, and the developer as well. He stated that he met with Mr. Olschewski, a concerned neighbor, and discussed the subdivision process. He still seemed uncomfortable with the layout due to the road in relation to his home but also seemed to understand the planning and thought process that went behind the proposed subdivision. Steve displayed a map of the street system in the neighborhood and explained how it works now and how it may function in the future. SV-9-2013 PETITION BY BEN HUOT, REPRESENTING UDOT, REQUESTING CONSIDERATION TO AMEND AND VACATE LOTS 11-21 AND ALL OF WAYWARD CIRCLE IN THE GOLDEN HILLTOP ESTATES SUBDIVISION PHASE 1. THE PROPERTY IS LOCATED AT APPROXIMATELY 5860 W 4300 S. (STAFF- STEVE LEHMAN AT 801- 963-3311) Discussion: Steve Lehman stated that UDOT needs to vacate these properties for the Mountain View Corridor. He indicated that the Planning Commission has reviewed this before but a few additional properties have been added. Planning Commission Study Session November 6, 2013 Page 6 SV-10-2013 PETITION BY BEN HUOT, REPRESENTING UDOT, REQUESTING CONSIDERATION TO AMEND AND VACATE LOTS 301, 302, 321-332 AND ALL OF GOLDEN ARROW COVE IN THE GOLDEN HILLTOP ESTATES SUBDIVISION PHASE 3. THE PROPERTY IS LOCATED AT APPROXIMATELY 4415 S 5875 W. (STAFF- STEVE LEHMAN AT 801- 963-3311) Discussion: Steve Lehman stated that UDOT needs to vacate these properties for the Mountain View Corridor. He indicated that the Planning Commission has reviewed this before but a few additional properties have been added. CONDITIONAL USE APPLICATIONS C-51-2013 PETITION BY GUATEMEX AUTO REPAIR REQUESTING CONDITIONAL USE APPROVAL FOR AN AUTO REPAIR SHOP. THE PROPERTY IS LOCATED AT 2688 S REDWOOD ROAD ON .22 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated that the auto repair business would be located in a commercial condominium complex that is zoned M. He indicated that typical uses in the complex are professional offices, a church, etc. He stated that there is a board of the condominium association that reviews businesses coming in and have approved the applicant to run his auto shop from this location. Kevin stated that there is a 6 foot chain-link fence to the rear of the property (that borders an elementary school) and indicated that the site is well landscaped. He stated that the floor plan is open and there are no lifts or anything inside the building at this time. Phil asked who would be responsible to comply with any conditions the Planning Commission may impose. Kevin replied it wouldn’t matter to the City, the conditions would just have to be met whether the tenant does them or the property owner. Kevin stated that no outside storage or parked vehicles will be allowed and the property owner has indicated that customer parking will be to the front of the building while vehicles needing repair will be parked in the back. There being no further business, the meeting was adjourned at 5:00 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant