Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session July 2, 2014 The meeting was called to order at 3:34 p.m. by Chairman Phil Conder at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Brent Fuller, Jack Matheson, Terri Mills, Phil Conder, Clover Meaders, and Latai Tupou ABSENT: Harold Woodruff and Barbara Thomas WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Lehman, Jody Knapp, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session July 2, 2014 Page 2 SUBDIVISION APPLICATIONS SV-1-2014 PETITION BY WEST VALLEY CITY REQUESTING CONSIDERATION TO VACATE AN EXISTING WALKWAY BETWEEN LOTS 36 AND 37, LOTS 54 AND 55, AND LOTS 74 AND 75 OF THE GRANGER PARK SUBDIVISION. THE WALKWAY IS LOCATED AT APPROXIMATELY 1930 W 3255 S. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that there are several mid-block walkways in this area that don’t really serve a purpose. He indicated they were never installed as a formal walkway and some residents have incorporated them into their yard. Steve stated that he has heard from a resident in favor of the vacation and indicated that there have been problems with kids running through the walkwayss. Phil Conder asked why this application was submitted by the City. Steve replied that the Public Works Department requested that this be looked into and added that he believes a resident may have called them to complain. He indicated that he believes the walkways were added in the 1950’s to provide mid-block access so people wouldn’t need to go all the way around the block. Jack Matheson asked how wide the walkways are. Steve replied that they are about 6 feet wide which means that each neighbor will get 3 feet of additional property if the vacation is approved. Terri Mills asked if the walkways aren’t used because people don’t know they exist. Steve replied that this is a possibility since they were never formally approved. S-9-2014 PETITION BY AUSTIN SUMMERS REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE SUMMERS SUBDIVISION. THE SUBDIVISION WILL CONSIST OF 2 LOTS ON .46 ACRES. THE PROPERTY IS LOCATED AT 3650 S 6000 W AND IS ZONED 'R-1-8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that this property was recently rezoned to ‘R-1- 8’ from ‘A’. He indicated that the applicant would like to divide the property down the middle to allow the front and back lots to be separate. Steve stated that there is a protection strip on the north side of the lot that the applicant has purchased. He indicated that the rear lot will likely be entered from 6040 West although the house could potentially face north still if the applicant chooses to orient it that way. Terri Mills stated that she wouldn’t recommend this because this street has a lot of traffic. Steve stated that there is a new sunroom on the back of the existing home that staff has required to meet setbacks. He added that the other structures on the property will be removed. Steve stated that both lots are well over 8,000 square feet. He indicated that there is a Development Agreement on the property that will require fencing to be maintained along the north side of the lots and the home will comply with the new single family home design standards. Steve stated that a soils report isn’t required for one lot subdivisions but the applicant will notify the City if ground water is encountered. Phil Conder asked what a protection strip is. Steve replied that sometimes developers use to Planning Commission Study Session July 2, 2014 Page 3 add a protection strip when they installed improvements on property that they don’t own. This requires new property owners to purchase the protection strip to access their property or move forward with development. Brandon Hill stated that these are not common but when they are present they can cause tough situations. Phil asked if the protection strip will become part of the property in this subdivision. Steve replied yes. S-10-2014 PETITION BY PAUL THOMAS REQUESTING FINAL PLAT APPROVAL FOR THE APPLE ORCHARDS ESTATES SUBDIVISION. THE SUBDIVISION CONSISTS OF 16 LOTS ON 5.8 ACRES. THE SUBDIVISION IS LOCATED AT 3610 S 6000 W AND IS ZONED 'R-1-8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated this subdivision was presented to the Planning Commission in 2008 but the applicant was unable to develop the property due to the recession. Steve stated that the road is a private right of way and the property is zoned ‘R-1-8’ (it was originally zoned ‘A’). Steve stated that the applicant will need to develop the entire street and won’t receive compensation from any of the neighbors. He indicated that the plat has been slightly modified from the preliminary one to meet current ordinances. Steve stated that due to the slant of the property there will be two flag lots in the subdivision that will be over 15,000 square feet. He indicated that the applicant wants large lots so even though the property is zoned ‘R-1-8’ the average lot size is 12,500 square feet. He added that the applicant will likely plat out the subdivision and sell to individuals. Steve stated that the soils report isn’t available yet but high water tables haven’t been typical in this area. Jack Matheson asked what the final width of the road will be. Steve replied that it will be 54 feet at the widest and 50 feet at the narrowest which was allowed when existing properties were developed. He indicated that there will be a little dedication on the corners for stop signs, etc. off 6000 W. Steve added that open irrigation ditches will be piped. CONDITIONAL USE APPLICATIONS C-34-2014 PETITION BY PIZZA REV REQUESTING CONDITIONAL USE APPROVAL FOR A LIQUOR LICENSE. THE PROPERTY IS LOCATED AT 2927 S 5600 W ON 1.79 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that the applicant will be applying for a limited license through the DABC that includes heavy beer and wine. She indicated that the business will be located in the same building as Buffalo Wild Wings which also has a liquor license. Jody stated that Pizza Rev will be opening two locations in West Valley and they will be the first in Utah. She indicated that customers go down an assembly line where they are able to select their type of crust and toppings and the pizza will then be cooked in 3 minutes. Phil Conder asked how Planning Commission Study Session July 2, 2014 Page 4 the wine by glass option works. Jody replied that they will likely have a pre- poured glass of wine that they will receive upon paying at the end of the line. Terri Mills asked how pitchers of beer work with minors. Jody replied that customers must show their ID to the waiter before receiving a glass. Brandon Hill added that employees monitor it closely since the business can get in trouble if minors drink from a pitcher. Latai Tupou stated that this is why the bar area is often separated from the rest of the restaurant. Jody stated that the applicant is well within all spacing requirements. There being no further business, the meeting was adjourned at 3:55 p.m. Respectfully submitted ________________________________________ Nichole Camac, Administrative Assistant