Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session November 5, 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: Harold Woodruff, Brent Fuller, Jack Matheson,Terri Mills, Phil Conder, Barbara Thomas, Clover Meaders, and Latai Tupou ABSENT: WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Jody Knapp, Lee Logston, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session November 5, 2014 Page 2 ZONE TEXT CHANGE APPLICATIONS ZT-6-2014 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT AMENDMENT TO THE CITY CENTER ZONE TO EXPAND THE LIST OF PROHIBITED USES AND MODIFY THE REQUIREMENTS FOR CHANGES TO NONCONFORMING STRUCTURES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik indicated that this ordinance change will expand the list of prohibited uses in the City Center Zone. He stated that Fairbourne Station has become the top priority in the City’s re-development efforts and the City has been heavily involved in this over the past 10 years. Steve stated that developments such as Embassy Suites and the ICO Apartments are ‘Class A’ and the City wants to ensure different uses are not allowed that would stop positive changes from occurring. Steve stated that the first restriction would prevent low intensity businesses from locating in the City’s high intensity downtown. These would be businesses like a moving truck rental business. Steve indicated that the second restriction would prevent uses that detract from redevelopment such as bail bonds, blood plasma donation centers, and retail tobacco specialty stores. He indicated that many “Class A” businesses will not locate in areas where certain types of businesses are allowed. Steve stated that the third restriction would prevent uses that already exist nearby. The City wants to create diversity in its downtown and doesn’t want a cluster of the same type of business. Steve stated all these businesses would still be allowed elsewhere in the City and this ordinance change would only apply to City Center. Phil Conder stated that he doesn’t see how eliminating certain types of businesses is a land use determination. Steve replied that the vision document for Fairbourne Station discusses diversity. Phil stated that if two car washes decide to locate next to one another, that is their decision and up to them to come up with a competitive business plan. Steve stated the City Center Zone is not large and the City wants a mix of uses to be included in its downtown. Jack Matheson asked if a public safety building with holding cells would be considered a detention facility or jail. Steve replied a holding cell would be a secondary use. Brandon Hill agreed and added that it is really rare that people are held, they are mostly transferred to the county jail. Jack Matheson asked if a gun facility would be allowed. Steve replied that this would not be located in City Center. Phil Conder asked if a laundromat would be allowed and indicated that this would be a good use for the apartments and the Embassy Suites hotel. Steve replied a laundromat would not be allowed but a dry cleaning business would be. Phil asked what types of uses would be left. Steve replied some small retail uses, restaurants, etc. Barbara indicated that there are no furniture stores in the City. Steve indicated that furniture stores are low intensity and most of them are large buildings that wouldn’t fit anywhere in Fairbourne Station. Brent stated that some hotels offer laundromat services in their buildings and asked if this would be a concern for Embassy Suites. Steve replied no and indicated the only restriction would be on Laundromats that are for the general public. Brent clarified that small stores would still be allowed inside large business buildings. Steve replied yes. SUBDIVISION APPLICATIONS S-14-2014 PETITION BY NICK MINGO, REPRESENTING IVORY HOMES, Planning Commission Study Session November 5, 2014 Page 3 REQUESTING FINAL PLAT APPROVAL FOR THE 10TH PHASE OF THE HIGHBURY PLACE SUBDIVISION. THIS PHASE CONSISTS OF 23 LOTS ON 7.3 ACRES. THE SUBDIVISION IS ZONED R-1-8 AND IS LOCATED AT APPROXIMATELY 5012 WEST 2850 SOUTH. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that this will be the last phase of the single family detached homes in the Highbury Subdivision. He indicated that a potential school to the east of this phase has been placed on hold for the moment and may or may not move forward in the future. He indicated that there are existing parking problems in the area that would likely increase with the construction of a new high school so this is being discussed and other options are being looked at as well. Steve indicated that Sandwell Drive will extend to Corporate Park Drive, but not with this phase. Steve stated that the average lot size is over 11,000 square feet in this phase. Barbara Thomas asked how residents will access the trail along the water system. Steve stated that there is a walkway to the west between two lots that will be maintained by the HOA and added that there is a sidewalk system throughout the neighborhood. Steve displayed the various vehicular access points into this phase. Phil Conder asked how the subdivision will develop to the east if the school isn’t built. Steve stated that there are many different options of connecting developments if more residential is constructed in place of a school. Barbara asked if residents can access the existing school by the walkway along the water system. Steve replied yes, but they would need to access from Corporate Park Drive. S-15-2014 PETITION BY ELIAS RAIGNE, REPRESENTING RELIANCE HOMES, REQUESTING PRELIMINARY SUBDIVISION APPROVAL FOR THE THOMASVILLE MANOR SUBDIVISION. THE SUBDIVISION WILL CONSIST OF 26 LOTS ON 9.8 ACRES. THE SUBDIVISION IS ZONED R-1- 10 AND IS LOCATED AT APPROXIMATELY 7050 WEST 3500 SOUTH. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that this subdivision was finalized in the late 1990’s but there were several issues that prevented it from ever being developed. Steve indicated that the applicant is now prepared to move forward with a new subdivision that corrected the issues and will consist of 26 lots. Steve displayed the proposed plat and indicated that curves in the street will be modified into a knuckle to enforce safer driving. He stated that there will be connections to the north and west into existing neighborhoods. Steve stated the existing streets were constructed under different standards but there should be no issue in connecting them. He indicated that a wall will be constructed at the 53 foot half width. Steve stated that this will leave 14 feet of empty space but the applicant will do stamped concrete which will eventually be removed when 3500 S expands. Steve stated that the neighbor to the east was interested in selling her property to be developed as part of this subdivision but it appears an agreement wasn’t reached between the two property owners. S-16-2014 PETITION BY JOE CUNNINGHAM REQUESTING A PLAT AMENDMENT TO LOT 1 OF THE MOOSE LANDING SUBDIVISION. THE APPLICATION WILL AMEND AND EXTEND LOT 1 TO CREATE AN Planning Commission Study Session November 5, 2014 Page 4 ADDITIONAL BUILDING LOT. THE PROPERTY IS LOCATED AT APPROXIMATELY 4133 SOUTH COLT COURT (4695 WEST) AND IS ZONED R-1-8. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman indicated that this is a very nice subdivision. He stated that lot one will now be used to create an additional lot for another home. He indicated that the applicant has installed nice landscaping coming into the subdivision and this will also be added to these lots as well to provide for a continuous, nice streetscape. Phil Conder asked if the lot furthest north is accessed from 4100 S. Steve replied yes. S-17-2014 PETITION BY JOE CUNNINGHAM REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE COLT PLAZA SUBDIVISION. THIS SUBDIVISION WILL CONSIST OF 4 LOTS ON 21.6 ACRES. THE SUBDIVISION IS LOCATED AT 3100 SOUTH 5600 WEST AND IS ZONED C-2. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that this is where the Walmart is located on 3100 S and 5600 W. He indicated that there was a gas station on the north side of Walmart that was closed down and the lot has remained vacant since. Steve stated that the applicant would now like to plat 3 lots on the north side of the larger piece. Each of the smaller lots meet the 20,000 square foot minimum and will be used for future development. Barbara stated that a traffic study may need to be done in this area because traffic has increased significantly. S-18-2014 PETITION BY JOE CUNNINGHAM REQUESTING A PLAT AMENDMENT FOR LOT 5 IN THE COLT PLAZA III SUBDIVISION. THIS APPLICATION WILL AMEND AND EXTEND LOT 5 TO CREATE A LARGER BUILDING LOT. THE PROPERTY IS LOCATED AT APPROXIMATELY 2938 SOUTH 5600 WEST AND IS ZONED C-2. (STAFF- STEVE LEHMAN AT 801-963- 3311) Discussion: Steve Lehman stated that the applicant has recently acquired and rezoned the properties to the west and would now like to move ahead with the subdivision and consolidate these lots with lot 5. Steve indicated that the applicant is not sure what the use will be at this time but could be storage units in the future. Terri Mills asked if there would be on-site management for the storage units. Steve replied that the applicant isn’t far enough along to know any specific details. Steve Pastorik added that it would be a conditional use and will return to the Planning Commission for review. Jack Matheson asked how wide the stem is. Steve replied 25 feet. S-19-2014 PETITION BY ABDUL AFRIDI REQUESTING CONSIDERATION TO AMEND LOTS 1, 13, AND 14 OF THE CHESTERFIELD PLAT A SUBDIVISION. THE PURPOSE FOR THE SUBDIVISION IS TO CONSOLIDATE THE 3 EXISTING LOTS INTO ONE LOT AND TO DEDICATE THE SOUTH END OF WINTON STREET. THE PROPERTY IS ZONED A AND IS LOCATED AT APPROXIMATELY 2516 SOUTH WINTON STREET. (STAFF- STEVE LEHMAN AT 801-963-3311) Planning Commission Study Session November 5, 2014 Page 5 Discussion: Steve Lehman stated that the applicant acquired the north lot which will make everything work better for the subdivision. He indicated that this change was re-noticed to the neighbors but he hasn’t received any calls. Steve stated that residents seem to be more concerned about the cemetery than the subdivision itself. He indicated that the subdivision will include a cul-de-sac with curb, gutter, sidewalk, and will vacate a portion of the south end of Winton Street. Barbara Thomas asked if the funeral ceremony will be held at the cemetery. Lee replied that this will be held at the mosque. He added that there are 10 parking spaces in the cul-de-sac. Barbara asked if this will be enough. Lee replied that this should be sufficient and the applicant is aware that cars cannot be parked on the streets. He added that it is unlikely that there will ever be two burials at once. CONDITIONAL USE APPLICATIONS C-59-2014 PETITION BY FRUTI BAR REQUESTING A CONDITIONAL USE AMENDMENT FOR A CONVENIENCE STORE. THE PROPERTY IS LOCATED AT 1898 W 3500 S ON 1.08 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated this will be located at the International Market Center. She indicated that the applicant would like to do a convenience store and will sell chips, candy, soda, and will have an ice cream bar and fruit area. She stated that they will be open 7 days a week, will have 2 employees, and will operate from 9 am to 7 pm. Jody stated that there will be no beer, alcohol, or tobacco sales. C-60-2014 PETITION BY BANZAI TEPPAN YAKI REQUESTING A CONDITIONAL USE AMENDMENT FOR A RESTAURANT WITH LIQUOR. THE PROPERTY IS LOCATED AT 2856 S 5600 W ON .51 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp indicated that the applicant has done a good job on remodeling the building. She stated that they are requesting a limited liquor license and will serve beer, wine, and sake. She indicated that she received a call from the property owner to the north who stated that a church operates out of the daycare building on Sunday’s. Jody stated that she spoke with the church and found that they are simply using the space and will be leaving in a couple weeks, likely prior to Banzai Teppan Yaki receiving their liquor license. She indicated that spacing requirements do not apply to the daycare. Terri Mills asked if the restaurant has a liquor license at their existing location. Jody replied yes but indicated they have to reapply since it is a new property. C-61-2014 PETITION BY THE COMPETITIVE EDGE REQUESTING CONDITIONAL USE APPROVAL FOR A PROPERTY MAINTENANCE COMPANY. THE PROPERTY IS LOCATED AT 2260 S 4000 W ON 1 ACRE AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that the pavement ends in this area and a gravel road is used to access this property. She indicated that an old house has been torn down and the applicant would now like to utilize the 4000 square foot shop building to use Planning Commission Study Session November 5, 2014 Page 6 for the storage of maintenance equipment and an office. She indicated that the applicant cannot use more than 25% of the site for outside storage. Jody stated that the site will be developed in two phases. The applicant will use the portion of the site that is completed this winter and will pave, landscape, and finish the rest of the property in the spring of 2015. She stated that there is a delay agreement on the gravel road that leads to this property and Public Works felt comfortable honoring this until the property to the south develops. Jody stated that staff will require that current landscaping be cleaned up and maintained until new formal landscaping can be installed. C-62-2014 PETITION BY KEARNS IMPROVEMENT DISTRICT REQUESTING A CONDITIONAL USE TO APPEAL LANDSCAPING REQUIREMENTS ALONG A HIGH IMAGE ARTERIAL. THE PROPERTY IS LOCATED AT 6357 W 5400 S ON 1.95 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that the applicant wants to do work on an existing well facility. She stated that they are requesting an appeal of the high image arterial requirements for 5400 S which is similar to what many other utility companies have requested due to the fact that the stations are unmanned. She stated that this facility has above ground tanks and the applicant has stated that they cannot plant any trees because it may interfere with the operation of the site. Jody indicated that the applicant will cluster landscaping in the two corners and it will consist of shrubs, perennials, and evergreen shrubs to provide a different look for every season. Jody stated that there is a very significant slope in this area as well which makes landscaping a challenge. Jody indicated that the portion of property next to the street is owned by both Salt Lake County and UDOT. The City cannot require that the applicant landscape this area but staff has requested that the applicant reach out to both UDOT and the County to try to get them to clear the weeds and maintain the property. Phil Conder asked if the City has a system where the applicant can do less landscaping here but install landscaping somewhere else in the City. Jody replied that there is nothing like this in place currently. Terri Mills stated that the existing weed branches make the property look unattractive and abandoned. Jody stated that the property is in need of maintenance and indicated that this will all be cleaned up as the site is improved. C-63-2014 PETITION BY ARBOR GARDNER REQUESTING CONDITIONAL USE APPROVAL FOR A FREDDY'S RESTAURANT WITH DRIVE THROUGH. THE PROPERTY IS LOCATED AT 5502 W HIGH MARKET DRIVE ON .85 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- LEE LOGSTON AT 801-963-3531) Discussion: Lee Logston stated that there is existing parking in this location that will be removed. He indicated that this is a conditional use because the original approval indicated that architecture for different buildings would need to return to the Planning Commission. Lee indicated where access points are located and added that there will be a drive through entrance as well. He stated the dumpster location will be worked out with staff and the applicant. Lee stated that landscaping is mostly done but the Planning Commission Study Session November 5, 2014 Page 7 applicant will be adding additional landscaping around the building. He indicated that the applicant requested a monument sign but this will not be allowed. Lee stated there will be a nice outdoor covered patio and displayed the elevations for the building. He indicated the entrance side of the building is one design feature short of meeting the criteria for the commercial design standards, but that other elements of the building exceed requirements. The Planning Commission can approve this if they feel it meets the spirt of the ordinance. Phil Conder stated that West Valley City doesn’t have the most difficult ordinance in the nation and feels the applicant should do everything they can to meet the ordinance. Barbara Thomas suggested making the entrance nicer. Harold Woodruff agreed and indicated that centering the doors may give a better appearance. C-64-2014 PETITION BY GRANGER-HUNTER IMPROVEMENT DISTRICT REQUESTING A CONDITIONAL USE TO APPEAL LANDSCAPING REQUIREMENTS ALONG A HIGH IMAGE ARTERIAL. THE PROPERTY IS LOCATED AT 1302 W 3100 S ON 9.85 ACRES AND IS ZONED 'B/RP' (BUSINESS RESEARCH PARK). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated this is a high image arterial landscaping appeal for Granger Hunter. She indicated that this property is located just north of the Cultural Center and stated that 3100 S ends in a round-a-bout in this area. She stated that since the street is undeveloped leading to this property, Public Works will not be requiring a sidewalk to be installed at this time. Jody indicated that the applicant is requesting improvements to the site which include the construction of a wall to screen the existing facility and improvements to the electrical room. Jody stated that the building will match the Cultural Center. The applicant has not shown any trees on their plan but Jody stated that she feels this would be an option on this property and staff will recommend that trees be added in addition to the proposed shrubs. Jody stated that there is an existing 6 foot chain-link fence that extends to other properties along 3100 S. She indicated that staff feels it would be fair to keep the fence under the stipulation that it be re-evaluated as changes occur in the area. Barbara asked how far the chain-link fence will be from the wall. Jody replied 30 feet. There being no further business, the meeting was adjourned at 5:03 p.m. Respectfully submitted ________________________________________ Nichole Camac, Administrative Assistant