Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session December 3, 2014 The meeting was called to order at 3:32 p.m. by Chairman Phil Conder at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Jack Matheson, Terri Mills, Phil Conder, Barbara Thomas, Clover Meaders, and Latai Tupou ABSENT: Brent Fuller WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Jody Knapp, Kevin Despain, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session December 3, 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 stated that this item was continued from the previous public hearing and stated that it will expand the list of prohibited uses in the City Center Zone. Jack Matheson asked if the City Center zone includes both sides of 3500 S. Steve replied yes and displayed an aerial that outlines the City Center zone. He added that the entire zone consists of 49 acres. Phil Conder asked if this has always been the layout of the zone. Steve replied that the north side of 3500 S was included in 2008. Phil asked if there are height restrictions. Steve replied yes on the furthest north and south portions of the zone which are closer to residential. Jack asked if Valley Fair Mall is included in the zone. Steve replied that it was considered but was decided to be left out. Steve asked if a fitness center is something the Planning Commission would like to see removed from the restrictions. Phil stated that he feels a fitness center does make sense in a downtown area. Steve replied that the amount of parking would limit this use. He added that there is a hotel, residential apartments, a proposed assisted living center, City Hall, and indicated that there isn’t a whole lot of open ground available. Terri Mills stated that if higher density units were built on 3500 S a potential use could be apartments or offices on two levels of a building and a fitness center on the top floor. Phil asked what is anticipated for the property where Staples and Toys R Us currently exist. Steve replied that this will likely eventually be office with some retail. Harold Woodruff asked how long a non- operating business can be considered non-conforming. Steve replied that someone would have one year before the non-conforming use ceases to exist. Terri asked what the density of the apartments is. Steve replied a little less than 80 units to the acre. Jack Matheson stated that he would like the idea of a yoga, dance, or karate studio. Brandon stated that specific uses aren’t addressed, just their broader term which would likely be a fitness center facility in this case. Phil asked if there are design standards in the City Center zone. Steve replied that there are for new buildings. ZT-7-2014 PETITION BY HILLCREST INVESTMENT REQUESTING A ZONE TEXT CHANGE AMENDING SECTION 7-22-104 OF THE WEST VALLEY CITY ZONING ORDINANCE BY ALLOWING SECONDHAND STORES 6,000 SQUARE FEET OR LESS WITHIN THE DECKER LAKE STATION OVERLAY ZONE. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that the Decker Lake Station Overlay zone currently prohibits secondhand stores. He indicated that the owners of the Shoppes at Decker Lake would like to accommodate a Kid to Kid store which is restricted under the current ordinance. The applicant is proposing that the City modify the overlay zone to allow secondhand stores that are 6,000 square feet or less. Other examples of secondhand stores under 6,000 square feet that the applicant provided would be high end art galleries, gaming stores, various décor stores, etc. Jack Matheson asked if Planning Commission Study Session December 3, 2014 Page 3 pawnshops are considered as secondhand stores. Steve replied that they are categorized on their own separately. Phil stated that he feels the ordinance is being tailored to certain businesses and not to land use. Steve stated an overlay zone is a unique part of the City. He stated that the applicant doesn’t feel small secondhand stores detract from the area or change the vision the City has for it. Latai Tupou asked if the Planning Commission can limit the number of secondhand stores in the overlay zone. Brandon replied that wouldn’t be possible because it’s difficult to show that a concentration of secondhand stores creates something negative in the area. He indicated that the Planning Commission should determine whether secondhand stores will undermine or change the purpose of the overlay zone. SUBDIVISION APPLICATIONS S-29-2013 PETITION BY BRANDT BIRD REQUESTING FINAL PLAT APPROVAL FOR THE STONEBRIDGE COMMERCE PARK SUBDIVISION. THE SUBDIVISION CONSISTS OF 4 LOTS ON 8.5 ACRES. THE SUBDIVISION IS LOCATED AT 4100 WEST LINKS DRIVE AND IS ZONED 'M' (MANUFACTURING). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the applicant would like to change the configuration of lots that were originally proposed. He indicated that the current proposal is to divide the property into 4 separate lots with a north/south line and an east/west line. He stated that the applicant also owns the property to the east but it will not develop until a later date. Steve indicated that the northeast lot will be a flag lot for the purpose of water and sewer. Access will be between buildings. He stated that the buildings on three of the lots (with the exception of the flag lot) will be situated to the front and center of the properties which will allow for turning movements and loading and unloading of trucks. Steve added that Links Drive will now be dedicated and deeded to the City and improvements will be added including curb, gutter, and sidewalk. Barbara Thomas asked what size the lots will be. Steve replied that they are all near 2 acres each. Steve stated that there will be cross access and parking agreements recorded on the plat as well. He indicated that access points will come off both Links Drive and Commerce Dr. Barbara asked why the flag lot access is needed to the north. Steve replied that Granger Hunter didn’t want to cross private property. S-20-2014 PETITION BY UTAH CVS PHARMACY LLC REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE CVS WEST VALLEY PLAZA SUBDIVISION. THE SUBDIVISION CONSISTS OF 2 LOTS ON 2.8 ACRES. THE SUBDIVISION IS LOCATED AT 3200 WEST 3500 SOUTH AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that there were originally multiple parcels that were consolidated into one where the CVS Pharmacy is now located. He indicated that the applicant has now acquired two corner pieces of property as well that they would like to consolidate into another parcel as part of the subdivision. Steve stated that he is unsure of the applicant’s plan for the property at this time but added that it is zoned ‘C-2’. Harold Woodruff asked how large lot 2 is. Steve replied that it is just over Planning Commission Study Session December 3, 2014 Page 4 34,000 square feet. S-21-2014 PETITION BY SANI MALICEVIC REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE ARGUS SUBDIVISION. THE SUBDIVISION WILL CONSIST OF 2 LOTS ON .44 ACRES. THE SUBDIVISION IS LOCATED AT 4390 SOUTH 4000 WEST 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 there is an existing home with a detached structure on this property. The applicant would like to remove the structure, create a new property line, and build a new single family home. Steve stated that improvements are only completed on 4000 West so they will now need to extend down Paskay Drive to the new home. He indicated that setbacks will not be a concern and both properties will be able to have a garage. He stated that there are power lines next to the existing home but a detached structure can be built further to the north if the property owner wants one. Steve stated that the property wasn’t platted with the original subdivision but has always been a part of the original lot in the area. Barbara Thomas asked what currently exists between the two structures. Steve replied that it could be just concrete or yard furniture. CONDITIONAL USE APPLICATIONS C-65-2014 PETITION BY AMERIFLEET TRANSPORTATION REQUESTING CONDITIONAL USE APPROVAL FOR VEHICLE LEASING AND FLEET MAINTENANCE. THE PROPERTY IS LOCATED AT 3955 S REDWOOD ROAD ON 2.88 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated that this business will occupy the south portion of an existing lot. He stated that the company helps larger companies maintain their fleet contracts by storing vehicles, doing title work, registration, and minor services (such as oils change, body repair, etc.). He indicated that no repairs or services will be conducted onsite. Kevin stated that the business is operated in the lower level of the existing building and there are only three employees, two of which are part time. He indicated that there are 5 parking spaces designated for the employees and customers which is sufficient for the use. Kevin stated that the applicant should have a perimeter fence of some type around their portion of the parking lot so customers who are purchasing cars at the other business on site know that the applicants’ vehicles are not for sale. Kevin indicated that the paving is in decent shape but the applicant will need to maintain the landscaping and keep the property free of weeds. He added that the only signage will be a banner over the stairwell that leads to the office. C-67-2014 PETITION BY ROCK SCHUTJER, REPRESENTING SPRINT, REQUESTING A CONDITIONAL USE AMENDMENT FOR EXPANSION OF CELL TOWER ANTENNAS AT THE MAVERIK CENTER. THE PROPERTY IS LOCATED AT 3200 S DECKER LAKE DRIVE ON 29 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Planning Commission Study Session December 3, 2014 Page 5 Discussion: Jody Knapp stated that the applicant would like to modify existing equipment on the roof of the Maverik Center. She indicated that the Planning Commission must review the change since the building is in an overlay zone. Jody stated that the applicant will be adding three antennas and expanding the screening enclosure by 3 feet. She indicated that the new antennas will be 61 inches tall while the existing ones are 74 inches. Jody stated that the antennas and equipment are hidden behind a screen that has been painted to match the building. C-68-2014 PETITION BY COLONIAL FLAG REQUESTING A CONDITIONAL USE AMENDMENT FOR A FLAG POLE AT THE JORDAN VALLEY MEDICAL CENTER. THE PROPERTY IS LOCATED AT 3460 S PIONEER PARKWAY ON 18.03 ACRES IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated that all flag poles that display anything other than the USA flag must be reviewed by the Planning Commission. He indicated that the applicant will be flying a hospital flag and a Utah flag on 40 foot poles and a USA flag on a 45 foot pole that will be in the center. He stated that the flags themselves will be 8 X 12 and the American glad will be 10’ x 15’. Kevin stated that the flagpoles will be installed in a landscaped area and will maintain a 20 foot setback as required by ordinance. He indicated that there is an existing flag pole toward the front of the property that will be removed. Terri Mills stated that the utility tanks can still be seen on 3500 S and no landscaping has been installed. Kevin stated that he would speak to the applicant about this issue. C-69-2014 PETITION BY WESTERN GARDENS REQUESTING A CONDITIONAL USE AMENDMENT FOR A RECEPTION CENTER. THE PROPERTY IS LOCATED AT 4050 W 4100 S ON 2.45 ACRES AND IS ZONED 'C-1' (NEIGHBORHOOD COMMERCIAL). (STAFF- JODY KNAPP AT 801-963- 3497) Discussion: Jody Knapp stated that Western Gardens amended the zoning ordinance in 2010 to allow them the opportunity to have a reception center inside their garden store. She indicated that they are now ready to move forward with this plan. Jody stated that the applicant will be using 1/3 of the space inside the existing garden center which is approximately 3000 square feet. She indicated that the noise cannot continue after 10 pm and they cannot exceed 200 people at any time. Jody stated that the facility itself will not be modified, only moved around to accommodate specific wedding receptions. She indicated that the Building Inspection Department will require that the building be sprinkled but they meet all other requirements including restroom facilities. Terri Mills stated that the outside landscaping is not well maintained. C-70-2014 PETITION BY FURST CONSTRUCTION REQUESTING A CONDITIONAL USE APPROVAL FOR AN ASSISTED LIVING CENTER. THE PROPERTY IS LOCATED AT 2940 W 3650 S ON 2.96 ACRES AND IS ZONED 'CC' (CITY CENTER). (STAFF- STEVE PASTORIK AT 801-963-3545) Planning Commission Study Session December 3, 2014 Page 6 Discussion: Steve Pastorik stated an old building was recently demolished and the property is now vacant. He indicated that the applicant would like to construct a 187 unit assisted living center that will have 58 units dedicated to memory care. Steve stated that the building ranges from 2 to 5 stories with the bottom level partially dedicated to underground parking. The south side of the property has a higher elevation while the north is more level so the north side will be at grade and used as part of the facility. Steve displayed the elevations for the building and indicated that brick, stucco, and stone will be used to provide variety and relief in the building. Steve stated that there is a large landscaped area in the southwest corner as well as landscaping buffers to the west and east. The landscaping on the north side of the property is still being discussed since the City would like to acquire the north 40’ to incorporate into the existing park and extend the sidewalk. Phil asked if there will be a wall that will separate the facility from the park. Steve replied that the facility does need to be secured but the type of fence hasn’t been determined though staff and the applicant have discussed a wrought iron fence around the property with the exception of the west side which will need to be masonry. Jack Matheson asked how steep the ramp is into the property. Steve replied that the elevation doesn’t decrease until it reaches the north end. Barbara Thomas stated that this could be icy and difficult to maintain in the winter. Steve stated that there are a total of 100 parking stalls required but 58 of 187 units are for memory care individuals who are unable to drive and won’t have a car. The applicant is proposing 80 stalls which staff feels will be sufficient for residents, visitors, and staff. Steve stated that the applicant will have to work with the Public Works Department with drainage issues on site and create a detention area or unique outlet into the park. Steve stated that staff would also like a sidewalk from the facility to the park. Phil asked if there will be any cross access agreements with the library. Steve replied no because the property must be secure. Phil asked if the northeast corner is a turnaround. Steve replied yes and indicated that it will be used by trucks and the dumpster will also be stored here. Harold Woodruff asked how many stories a building can have on Lancer Way. Steve replied only 2 to 3 which is why the 5 story portion of the building is further back. There being no further business, the meeting was adjourned at 4:50 p.m. Respectfully submitted ________________________________________ Nichole Camac, Administrative Assistant