Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session June 18, 2014 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: Jack Matheson, Terri Mills, Phil Conder, Barbara Thomas, Clover Meaders, and Latai Tupou ABSENT: Harold Woodruff and Brent Fuller WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Kevin Despain, Jody Knapp, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session June 18, 2014 Page 2 SUBDIVISION APPLICATIONS S-7-2014 PETITION BY STEVE YOUNG REQUESTING PRELIMINARY SUBDIVISION APPROVAL FOR THE SMITHSFIELD SUBDIVISION. THE PROPOSED SUBDIVISION CONSISTS OF 19 LOTS ON 6.15 ACRES AND IS ZONED 'R-1-8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET). THE SUBDIVISION IS LOCATED AT APPROXIMATELY 3870 S 4000 W. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that this property is difficult to access. He indicated that lots to the north of this subdivision are accessed through an un- dedicated and un-improved street. Steve stated that the applicant would like to bring Eagle Glen Way to the west and out to 4000 W for access into the subdivision and connectivity into the existing one. The north side of this street will have curb, gutter, and sidewalks while the south side will only have curb and gutter until properties to the south develop. Steve stated that the applicant originally wanted a PUD but decided on doing an R-1-8 subdivision instead. Steve displayed the proposed plat and indicated that the lot on the south side of the subdivision is buildable but isn’t very deep. He indicated that the General Plan denotes a park in this area so the City is discussing the possibility of purchasing this lot and using it for a portion of a City park for the neighborhood. Steve stated that the Parks Department is discussing this and will make a decision. Steve stated that Public Works granted a reduction in the right of way width on 3940 W to 44 feet in order to provide deeper lots. He indicated that some lots do exceed the R-1-8 minimum and staff feels this is a good layout for this type of infill property. Steve stated that staff is requesting that there be an easement to the north of the subdivision to allow existing residents the ability to access their properties. He indicated this would be better than having access through people’s backyards and would eliminate concerns for liability, etc. Steve indicated that staff will require that open irrigation ditches be covered and improvements be made on 4000 W. Steve stated that he has received calls from residents who were mostly interested in what was being done but didn’t express negative concerns. Phil Conder asked if Eagle Heights Drive will be extended. Steve Lehman replied no and indicated that the property owner, Larry Bunkle, had originally wanted this to be a stub road that would eventually knuckle and he would build homes on his property (at the end of Eagle Heights Drive). He stated that this was approved by City Council but Mr. Bunkle decided not to do anything with it so Eagle Heights Drive will not go through. Barbara Thomas stated that she is concerned with the lack of access into the subdivision. Steve replied that this is a difficult property. Jack Matheson asked if the irrigation ditch on the north flows to the east to serve lots to the east. Steve replied yes. Steve indicated that the property owners along 4000 W, the Smiths, are not interested in selling their property at this time so these lots will remain. Barbara stated that lot 5 is oddly shaped. Steve replied that this was the best way to get the appropriate amount of frontage. He added that this lot is buildable and will have a nice backyard. Jack asked if there is enough space between Eagle Glen Way and 3860 S along 4000 W. Steve replied yes. Planning Commission Study Session June 18, 2014 Page 3 S-8-2014 PETITION BY NICK MINGO, REPRESENTING IVORY HOMES, REQUESTING PRELIMINARY SUBDIVISION APPROVAL FOR THE PARK VISTA SUBDIVISION. THE PROPOSED SUBDIVISION CONSISTS OF 75 LOTS ON 26 ACRES AND IS ZONED 'R-1-10' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 10,000 SQUARE FEET). THE SUBDIVISION IS LOCATED AT 7050 W 4100 S. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that a zone change was requested from R-1-10 to R-1-8 but was denied by the City Council. Ivory Homes is requesting to develop the subdivision and will abide by the R-1-10 zoning. Steve stated that some of the roads and connection points don’t lend themselves to deep lots so Ivory will need a development agreement to resolve some issues. Steve stated that the lot in the northwest corner, lot 20, will likely be around 9,500 square feet and 1 foot short of the required frontage due to the extension of stub streets at this location. He indicated that there are several lots throughout the subdivision that are slightly shallow so staff would like to incorporate front setback reductions based on building depth in the development agreement to help with this. Steve stated that Ivory will be providing their catalog of homes to be considered with the development agreement instead of meeting then newly approved residential point system. Steve discussed the single family design standards recently approved by City Council and stated that the primary change the Council made from the Planning Commission approval was exterior materials allowed. He stated the Council wanted brick and rock to get more points and to be used as primary building material on the outside of new homes. Barbara Thomas asked if there are parking spaces at the park. Steve replied that there are approximately 5 spaces that will remain. Barbara asked if people will be able to access the park through their back fences. Steve replied that this hasn’t been discussed but he will talk to the Parks Department about this. He added that staff may recommend a 15 foot walkway between two homes that will provide access to residents. He indicated that 15 feet will also be easy for the Parks Department to landscape and maintain. Steve stated that there will be a masonry fence along 4100 S and a chain-link fence will also be required to the west where homes will be adjacent to agricultural properties. He stated that other fencing throughout the subdivision hasn’t been discussed. Steve indicated that residents have expressed the need for a center turning lane along 4100 S to help support access into the neighborhood as well as to prevent accidents. He stated that the City’s Traffic Engineer, Erik Brondum, has agreed that this is something that will need to happen. Steve stated that there is also a railroad crossing near the subdivision and Ivory will work with UDOT on road widening, improvements, fencing, etc. Steve Pastorik stated that there may also be another access into the subdivision through the old West Valley City Animal Shelter property but this is only being discussed at this point and not certain. Steve stated that he received a call from a property owner to the north who was grateful for the connectivity of the neighborhood and access to the park but requested that all homes on the north be ramblers since the property is sloped and taller homes would obstruct views. Steve stated that Ivory doesn’t want to limit the type of homes built and the City cannot require this type of request. He added that due to the slope there may be a retaining wall along 4100 S. Planning Commission Study Session June 18, 2014 Page 4 CONDITIONAL USE APPLICATIONS C-31-2014 PETITION BY SALVAVIDA TITLE LOANS REQUESTING CONDITIONAL USE APPROVAL FOR A CAR TITLE LOANS BUSINESS. THE PROPERTY IS LOCATED AT 3384 W 3500 S ON .71 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated that the applicant will occupy one space in a multi-tenant building. He indicated that there will be a small office toward the front of the building and the applicant may request a building permit for a new counter. Kevin indicated that keys for vehicles will be copied and retained until the loan is repaid. He stated that there will be no vehicles kept on site. Brandon Hill added that the third party that repossesses the cars will keep the key and indicated that this is less expensive than having to tow the car and break into it. Kevin stated that the applicant will fill the existing frame on the building with a new sign for the business and will also occupy a space in the multi-tenant pole sign on site. Barbara Thomas asked if there have been any problems with these types of businesses. Kevin replied none that he is aware of. Terri Mills stated that she feels they are a negative image in the City similar to pawn shops. Kevin replied that there are many issues with pawn shops (such as theft) that title loan businesses do not experience. Terri replied that title loan businesses seem to target low income residents and create a negative appearance on the City. Barbara asked if a cap could be placed on these types of businesses. Steve Pastorik replied that they are restricted in several overlay zones within the City but added that staff can look into restricting them further. Brandon Hill stated that title loans are a new type of business so there isn’t a whole lot of data on them. He indicated that the State regulates interest rates and transaction terms which the City doesn’t have authority over. Barbara stated that she equates these types of businesses to check cashing type businesses which the City does have a cap on. Latai Tupou agreed that a cap should be placed on title loans businesses and added that too many of them in one area can bring down the appearance and quality of the neighborhood. C-32-2014 PETITION BY QUALITY TIRE REQUESTING A CONDITIONAL USE AMENDMENT FOR A BUILDING ADDITION. THE PROPERTY IS LOCATED AT 5079 W 2100 S ON .1 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated the property was subdivided in 2006 and there is an easement to access the business. The applicant is requesting a 5,000 square foot metal addition that will be painted to match the existing building. Jody indicated that the business does re-capping and the addition will be used for inspection of tires. She stated that landscaping on the property appears to be complete with the exception of two trees that will need to be added to the islands in front of the fence. Barbara Thomas asked if tires are allowed to be stored outside. Jody replied that the use was Planning Commission Study Session June 18, 2014 Page 5 approved in 2006 by the Fire Department and Health Department. She indicated that Planning and Zoning requires that the tires be stored on gravel and no vehicles may park or drive on the gravel. The tires are moved by a forklift. Barbara Thomas stated that she thought there were fire and mosquito abatement concerns with outside storage of tires. Jody replied that it has been reviewed by the Fire Department and Health Department and they didn’t have any concerns. She stated that the tires cannot be stored over 10 feet high. Jack Matheson stated that the tires will be screened behind the fence. Barbara asked if one side of the addition will be higher. Jody replied that the building is approximately 25 feet on the side next to the existing building (which is the same height as the existing building) and drops down to approximately 16 feet. She stated that the addition will not be visible and won’t need to meet any commercial design standards. There being no further business, the meeting was adjourned at 4:29 p.m. Respectfully submitted ________________________________________ Nichole Camac, Administrative Assistant