Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session December 4, 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, Brent Fuller, Jack Matheson, Terri Mills, Phil Conder, Barbara Thomas, and Clover Meaders ABSENT: N/A WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Jody Knapp, Kevin Despain, Lee Logston, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session December 4, 2013 Page 2 GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-6-2013 PETITION BY MCNEIL GROUP REQUESTING A GENERAL PLAN CHANGE FROM LOW DENSITY RESIDENTIAL TO NEIGHBORHOOD COMMERCIAL AND A ZONE CHANGE FROM 'R-1-8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET) TO 'C-1' (NEIGHBORHOOD COMMERCIAL). THE PROPERTY IS LOCATED AT 4758 W 4100 S ON 1.01 ACRES. (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that the ‘C-1’ zone has a maximum district size of 7 acres and this area is already at 8.5 acres. She indicated that the applicant is justifying the increase because there are churches in the district that happen to be zoned ‘C-1’ but could actually be zoned anything since churches are allowed in any zone. She added that other uses in the area include a library, a bank, a gas station, and a chiropractic/ sports medicine facility. She indicated that these uses are not very intense. Phil Conder stated that residential definitely doesn’t make sense on this property. Barbara Thomas agreed and added that it has been for sale for many years. Jack Matheson asked if the home is historical. Jody replied no. Jody indicated that the applicant is proposing a multi-tenant retail building that would be just over 7,000 square feet. She stated that a restaurant type use has been discussed but it would be difficult to gain the necessary parking although a cross access agreement with Hunter Library may be an option. Jody added that the applicant could also close one access onto 4100 S and share access with the library to gain a few more parking stalls as well. She indicated that staff will request that the building have pitched roofs and other architectural standards to keep the appearance of the surrounding neighborhood. Barbara asked what is to the north. Jody replied that there is parking for the library and a residential neighborhood beyond that. Barbara asked if parking could be shifted to the rear and the building moved closer to the street. Steve Pastorik replied that developers typically resist placing parking in the back but this is something staff can discuss with them. Barbara stated she feels it would be better suited for pedestrians and provides a nicer streetscape. ZONE TEXT CHANGE APPLICATION ZT-9-2013 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT AMENDMENT TO SECTION 7-19-618 AND 7-19-619 REGARDING PERFORMANCE BONDS FOR SUBDIVISION DEVELOPMENT. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that currently Public Works holds 20% of a bond to guarantee that improvements are done correctly and are kept intact, etc. He indicated that the State recently modified the State Statute related to subdivision bonding by reducing the bond amount from 20% to 10%. He indicated that the City is bringing the ordinance in compliance with State law. Harold Woodruff stated that other municipalities in the Salt Lake valley have property owners or applicants bond for site and landscaping improvements and asked whether this is something West Valley City does. Steve replied that landscaping bonds have been done in the past especially during winter and the City does not generally bond for on site improvements. Planning Commission Study Session December 4, 2013 Page 3 SUBDIVISION APPLICATIONS S-25-2013 PETITION BY MARK MURDOCK, REPRESENTING THE GARDNER COMPANY, REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE HIGHBURY CENTRE LOT 7 AMENDED SUBDIVISION. THIS PLAT WILL AMEND LOT 7 TO CREATE THREE ADDITIONAL LOTS. THE PROPERTY IS LOCATED AT LAKE PARK BOULEVARD AND HIGH COMMONS WAY AND IS ZONED 'M' (MANUFACTURING). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the applicant would like to divide this parcel into four separate lots. He indicated that one of these lots will be a Zaxby’s and another a potential hotel. Terri Mills stated that she feels the existing Kneaders in the area doesn’t have enough parking. She indicated that landscaping was reduced, corners are tighter, and there doesn’t seem to be adequate parking for the various restaurant uses. Lee Logston indicated that the entire area has a cross access parking agreement which enables the site to meet parking standards. Terri stated that she doesn’t feel the area is pedestrian friendly. Harold Woodruff asked if each of these divided lots could be owned separately. Steve replied yes and added that the applicant would also be able to lease them. Harold asked if landscaping would be reduced by dividing the property. Steve replied that it could increase landscaping potential since each use will need landscaping separation as per ordinance requirements. Barbara Thomas stated that she feels this will make landscaping appear to be less even though it could potentially be more. She asked what the appeal of a hotel would be to this area. Steve replied that it is near Lake Park and the airport. S-28-2013 PETITION BY BRET MACKAY, REPRESENTING DLM DEVELOPMENT, REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE 201 COMMERCE CENTER SUBDIVISION NO. 3. THIS PLAT WILL ALSO AMEND PARCEL C OF THE 201 COMMERCE CENTER SUBDIVISION NO. 2. THE PROPERTY IS LOCATED AT 2200 S COMMERCE CENTER DRIVE AND IS ZONED 'M' (MANUFACTURING). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the applicant would like to subdivide the property into two lots. He indicated that Commerce Center Drive has been installed and connects the frontage road with Links Drive. This road will also provide access to both of these proposed lots. Jack Matheson asked if there will be large warehouses built on these lots. Steve replied yes. S-29-2013 PETITION BY BRANDT BIRD REQUESTING PRELIMINARY AND FINAL SUBDIVISION APPROVAL FOR THE STONEBRIDGE COMMERCE CENTER SUBDIVISION. THE SUBDIVISION CONSISTS OF 2 LOTS ON 8.5 ACRES AND IS LOCATED AT APPROXIMATELY 4050 W LINKS DRIVE. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the purchaser of this property would like to do office type uses. He indicated that the previous owner, Timbercrafts, did not want to dedicate a portion of the road along Links Drive but the new owner will do this. He indicated that this plat will separate the property into two lots. Steve stated that one of the buildings on the new lots will be used to manufacture a medical component for backs. He Planning Commission Study Session December 4, 2013 Page 4 stated that this will be more complimentary to other uses in the area. Brent Fuller asked why there is a jog in the property line. Steve replied that this is likely due to the shape of the proposed building. CONDITIONAL USE APPLICATIONS C-42-2013 PETITION BY DARIN LILJENQUIST REQUESTING A CONDITIONAL USE AMENDMENT FOR OUTSIDE STORAGE. THE PROPERTY IS LOCATED AT 2459 S 2570 W ON 2 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that this is an existing business and indicated that in 1984 the site plan displayed the portion of the property being discussed as vacant and unimproved. She stated that the applicant believes an approval to use this portion of the property was granted in 1996 but staff has been unable to find record of this. Jody stated that there are several large pieces of equipment being stored and the applicant is requesting the ability to keep this portion of their property gravel. The applicant has stated that much of the equipment is tracked so there is no purpose in hard surfacing since it will get torn up by the machines. Jody indicated that staff has observed the site for several months and noticed that there are also many pieces of equipment on rubber tires. She stated that staff feels it is important that these machines are parked on hard surfaces but agrees that a portion of the property should remain gravel for the tracked equipment to be stored on. Jody indicated that the applicant was required to do landscaping along I- 215 with the initial approval. She stated that there is a lot of standing water in the area and Public Works is working to find a solution to drainage issues in the entire neighborhood. She indicated that staff would still like a landscaping plan and added that the applicant can work with Public Works on the specifics. Jody stated that outside storage is typically required to be screened but this is difficult due to the elevation of I- 215. She indicated the applicant could enhance landscaping here to provide a visual buffer. Barbara Thomas asked if equipment is being sold from the property. Jody replied that it is just being stored and the company uses it when needed. C-52-2013 PETITION BY JEFFREY ENGLAND REQUESTING A CONDITIONAL USE AMENDMENT FOR PRIDE TRANSPORT OFFICE AND PARKING EXPANSION. THE PROPERTY IS LOCATED AT 5499 W 2455 S ON 5.5 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963- 3497) Discussion: Jody Knapp stated that the applicant would like to do a new 2 story office building. She added that the rear portion of the property will also be paved for a parking lot expansion. This expansion will provide parking for employees working in the new office building as well as provide a secured parking area for truckers. She added that there is also a section for large semi-trucks to park. Jody stated that the applicant is adding landscaping along the main parking area and around the building. She added that there is a detention area that the applicant has displayed as gravel but staff will request that this be landscaped as well. Jody stated that the 5600 W overlay zone does apply here but stated that it does allow trucking companies to have this use. She stated that this expansion will fit in with the existing businesses this far north on 5600 W. Terri Mills stated that she has noticed that other cities have more evergreen trees which she feels provide greater structure and a sense of permanence. Jody stated that the applicant does need more trees and stated that she could suggest this. She indicated that many property Planning Commission Study Session December 4, 2013 Page 5 owners worry about the use of evergreens since they can block the building but indicated that it wouldn’t be a problem here. Jody indicated that the building will need to meet commercial design standards and stated that a few adjustments will have to be made to the proposed elevations more specifically to the east side and the roofline. C-54-2013 PETITION BY 4 SEASONS CYCLE REQUESTING CONDITIONAL USE APPROVAL TO ADD AN AUTO DEALERSHIP TO AN EXISTING BUSINESS. THE PROPERTY IS LOCATED AT 1812 W 3500 S ON .04 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- KEVIN DESPAIN AT 801- 965-5814) Discussion: Kevin Despain stated that this building has typically been used for auto type uses and 4 Seasons Cycle has been at this location for 10 years. He indicated that they would like to add an auto dealership to their existing business. He stated that the applicant will mostly be selling motorcycles but could sell a couple cars as well. He indicated that there will be no inventory displayed outside and everything that will be sold will be kept in bay one. Kevin stated that the business currently repairs bikes, scooters, snow mobiles, ATV’s, etc. He indicated that there will be a condition to clean up the dumpster area and ensure this is kept well maintained. Barbara Thomas asked how the site is accessed and Kevin displayed how traffic flow works on the property. Kevin stated that there doesn’t need to be outside display since most business is conducted online. Clover Meaders asked if the use would be allowed in other bays if this application were approved. Kevin replied that this would be a possibility. C-55-2013 PETITION BY GARY MOORE REQUESTING A CONDITIONAL USE AMENDMENT FOR A BURGER KING REMODEL AND LANDSCAPING REDUCTION. THE PROPERTY IS LOCATED AT 5610 W 3500 S ON .71 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that Burger King is remodeling their building and it meets the $50,000 threshold for the City to request additional improvements. She stated that a landscaping reduction was previously granted for this site due to the inability to provide more space for parking and drive aisles on the east side of the property. Jody stated that the site is over-parked (they are required to have 34 stalls and they have 50) so the Planning Commission could recommend that additional landscaping be added. She suggested that eliminating parking stalls on the northeast section of the parcel and maybe the southeast as well can increase landscaping along 5600 W without negatively impacting the flow of the site. Jody added that there a few trees that need to be added or replaced as well. She displayed the elevations and stated that the new remodel will add height to the building and will also remove an addition that was added in the 1980’s. Jody stated that the applicant is not required to meet commercial design standards but the elevations do seem close to meeting these as presented by the applicant. She indicated that adding shrubs could help provide a better screen for the parking area along 5600 W. Jody stated that the parking lot will need to be cleaned up and re-striped as well. Phil Conder asked how Hunter Town Center comes into play in this area. Steve Pastorik replied that this was an update to the master plan. He indicated that it took account various transit options that will be available in the area such as BRT on 3500 S and 5600 W and the Mountain View Corridor. He indicated that this remodel wouldn’t conflict with this. Terri Mills suggested landscaping improvements near the bus stop on 3500 S. Planning Commission Study Session December 4, 2013 Page 6 C-56-2013 PETITION BY RICK WILLEY, REPRESENTING TRAVEX LLC, REQUESTING CONDITIONAL USE APPROVAL FOR AUTO SALES AND SERVICE. THE PROPERTY IS LOCATED AT 2535 S DECKER LAKE DRIVE ON 1.85 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated that the applicant would like to add an auto dealership and light auto repair use to the existing site. He indicated that the ordinance requires a 6 foot masonry wall to separate residential uses. He stated that the auto sales business, Key Cars, has been operating without a license for several months. Kevin stated that the landscaping has not been properly installed and managed and added that the site needs to be better maintained. He indicated that parking stalls will need to be marked and a site plan will need to be submitted that indicates where display cars for sale will be located and where employee and customer parking is. Brandon Hill suggested that the Planning Commission add a condition that reminds the applicant that all businesses must be properly licensed. Barbara Thomas asked if inventory will be kept inside. Kevin replied that it would be kept outside of the building. Jody added that the dumpster must meet the ordinance in spacing from residential and must be kept in a masonry enclosure as well. DISCUSSIONS DISCUSSION CONCEPTUAL REVIEW OF THE SMITHSFIELD PUD SUBDIVISION. THE PROPERTY IS LOCATED AT 3850 S 4000 W. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve stated this is a conceptual review for a subdivision. He stated this is a request for a PUD and indicated that due to discussions recently regarding lot sizes he wanted to get the Planning Commission’s thoughts on a smaller project. Steve provided a brief history on the area and displayed where potential stub streets could go through for a new subdivision. He stated that this area is designated in the General Plan for a City park but the entire property won’t fully develop as a park. Steve indicated that the developer is looking at doing a higher density alley loaded project that could work for the area. He displayed a conceptual layout and floor plans and indicated that architecture will be a huge key and selling point for these homes. Steve stated that staff feels the open space in the middle of the project would need to be accentuated. Staff and the Planning Commission discussed the drive aisle with no sidewalk and limited perimeter landscaping (to make shared open space in the middle larger). He indicated that there will be pedestrian walkways to connect to the new City park and the 15% usable open space for the PUD and added that the neighborhood would be very walkable. Jack Matheson stated that the variation of the homes in this type of project is what makes it work. Brent Fuller asked if there are visitor parking stalls. Steve replied that there is a 20 foot deep driveway in addition to a garage so there could be 4 cars at one home. Brent asked if visitors will have to walk around the home to access the front door. The applicant, Steve Young, replied that there would be a back door and doorbell. DISCUSSION HIGHBURY HOTEL PARKING AND SETBACK DISCUSSION. (STAFF- LEE LOGSTON AT 801-963-3531) Planning Commission Study Session December 4, 2013 Page 7 Discussion: Lee Logston stated that this will be an 81 room all suite hotel. He stated that parking standards require 1.25 spaces with a cooking facility per room or 1 space per room without a cooking facility. He indicated that this hotel would require 101 parking stalls and the applicant is proposing 86 stalls which equals out to 1.06 parking stalls per room. Lee indicated that other cities in the valley typically equal 1 stall per room or less. Lee explained that there will be a shuttle to the airport and other shuttles to various business locations in the area so many people may not drive at all. The applicant stated that the hotel is never filled to 100% capacity especially with the airport shuttle option. Jack Matheson agreed that 1.25 parking stalls per room doesn’t make sense. Brent Fuller asked how many employees there would be. The applicant replied that there would typically be 25 with 8 or 9 maximum when the hotel is very busy. Staff and the Planning Commission discussed parking in the area and briefly discussed locations of signage. DISCUSSION REVIEW THE POINT SYSTEM FOR SINGLE FAMILY HOMES IN SECTION 7-14-105. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that staff is taking a fresh look at the point system for single family homes. He indicated that developers can build the minimum standards when there are bigger lots and no development agreements. Steve stated that staff wants to ensure the Planning Commission and City Council are comfortable with the minimum standards so that quality homes can continue being built in the City. He indicated that some changes could include ranking some items more or less valuable than what they are currently and ensuring everything is appropriately balanced. Steve briefly discussed the current ordinance and indicated that staff will have something on the January meeting for Planning Commission to look at. There being no further business, the meeting was adjourned at 5:53 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant