Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session May 20, 2015 The meeting was called to order at 3:30 p.m. by Chair Barbara Thomas at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Brent Fuller, Jack Matheson, Terri Mills, Clover Meaders, Barbara Thomas, Latai Tupou, and Martell Winters ABSENT: WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Lee Logston, Jody Knapp, Brock Anderson, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, City Attorney Planning Commission Study Session May 20, 2015 Page 2 The Planning Commission took a field trip and departed City Hall at 3:30 pm. Stops included: - Chesterfield Area (approximately 1500 W Crystal Ave) - 3100 S (approximately 3200 W- 4800 W) - Highbury Area (approximately 5000 W Lake Park Blvd) - Parkway Blvd (west of 5600 W) - 6400 W (approximately Parkway Blvd- 4100 s) - 5600 W (approximately 4100 S - 3500 S) - 5450 W - 2700 W They viewed and discussed areas potentially being rezoned in application GPZ-1-2015 that was continued during the May 13, 2015 Planning Commission Public Hearing. Steve provided a handout (attached) that addressed some of the issues raised at the public hearing. The Planning Commission returned to City Hall at approximately 5:20 pm and the regular meeting began. ZONE CHANGE APPLICATIONS Z-1-2015 PETITION BY WEST VALLEY CITY REQUESTING A ZONE CHANGE FROM 'C-2' (GENERAL COMMERCIAL) AND 'R-4-8.5' (RESIDENTIAL 4- PLEX) TO 'CC' (CITY CENTER). THE PROPERTY IS LOCATED AT APPROXIMATELY 3001 W 3500 S ON 3.5 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that this zone change includes 11 properties that total 3.5 acres. He indicated that the City has acquired these properties and would like to incorporate them into the City Center Zone. Steve displayed the plan for the area and stated that this portion calls for retail or office use. He indicated that the City has actively been working to bring a commercial use to the site. Clover Meaders asked what institutional or high density means on the general plan map for the area. Steve replied it represents what is there now which includes a mixture of housing. He stated that changes are not being planned for this area right now. CONDITIONAL USE APPLICATIONS C-20-2015 PETITION BY FURST CONSTRUCTION REQUESTING 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) Discussion: Steve Pastorik stated that an assisted living facility was approved on this property last year. The applicant decided to change the project after determining the cost would be too expensive. He indicated that the applicant is now applying for the Planning Commission Study Session May 20, 2015 Page 3 same type of assisted living facility but with a smaller building. Steve stated that a portion of the building will be dedicated to memory care patients while the rest of the units will be regular assisted living. He indicated that the site will have surface parking which will be toward the center while the building is closer to the street and wraps around in a u-shape. Steve indicated that the property slopes down the further north it gets so the applicant is proposing 2 stories next to 3600 S and 3 stories to the north. Steve displayed the landscaping plan and stated that there is also a small panhandle section to the north that will also be landscaped. Barbara Thomas asked if there will be direct access to the existing park. Steve replied yes and indicated there will be a point of access to the north. He displayed the floor plan and indicated that there are lots of amenities that include a full kitchen, library, activity areas, landscaped courtyard, etc. He indicated that the elevations are similar to what was approved before but the building is smaller. Steve stated that the ordinance requires the height of a building in the City Center zone to be a between 2-3 stories within 100 feet of the front property line next to Lancer Way and a minimum of 5 stories north of that. The applicant is requesting that the 5 story requirement be waived based on a provision in the Federal Fair Housing Act where a reasonable accommodation can be granted when a facility will house persons with disabilities. Brandon Hill stated that the City’s legal department is reviewing this request and will assist the Zoning Administrator in making a determination on whether it applies in this case. He indicated that the Planning Commission is looking at the project in respect to the City’s ordinances and can include a condition that will require compliance with the ordinance unless the applicant obtains reasonable accommodation. Steve added that the applicant could also request a Development Agreement to reduce the height of the building but they have not requested this. Martell Winters stated that a building that was 2 stories at the front and 5 to the rear might look odd. Steve replied that they were approved for this type of building previously and staff and the Planning Commission felt it was an appropriate and attractive design. Barbara asked what the size of the apartments are. Steve replied that he is unsure of the exact measurements but indicated that they are all studio or one bedroom units. Latai Tupou stated that the building will likely appear to be the same height due to the slope in the property to the north. Martell asked why the City requires 5 stories in the City Center. Steve replied there is access to transit and redevelopment efforts have made this area the City’s downtown which means higher intensity uses and buildings. He indicated that the Embassy Hotel is 7 stories and the ICO Apartments are 4 but they have a Development Agreement attached to them which make them the nicest and most urban apartments in the City. Steve stated that the previous approval is still valid for a year from the approval date so they can move forward with that if they choose. C-25-2015 PETITION BY SIGNARAMA REQUESTING A CONDITIONAL USE AMENDMENT FOR FLAG POLES. THE PROPERTY IS LOCATED AT 5301 WHITE HORSE LANE ON 13.03 ACRES AND IS ZONED 'RM' (RESIDENTIAL MULTIFAMILY). (STAFF- BROCK ANDERSON AT 801- 963-3361) Planning Commission Study Session May 20, 2015 Page 4 Discussion: Brock Anderson stated that the applicant is requesting to install 6 flagpoles on either side of the main entrances of the Pinnacle at Highbury Apartments on Lake Park Blvd. He indicated that the sign code states that they shall generally be set back 20 feet but this can be modified by the Planning Commission. Brock stated the applicant is requesting a 10 foot setback and would like to place the flagpoles between the building and landscaping. He indicated that portions of the building jog out and are setback 20 feet so the applicant doesn’t want the flagpoles pressed against the building. Brock stated that there is no proposed lettering or logos and the applicant will switch the flags out throughout the year with different colors. Martell Winters asked if there is a reason the flags are required to be setback 20 feet. Jody replied they are typically 18-20 feet tall and they could cause a hazard if they fall and are too close to the property line. Brent Fuller asked if there is signage in the area. Brock replied there is one monument sign on the east side of the main entrance. C-27-2015 PETITION BY KIDS PLAYGROUND REQUESTING A CONDITIONAL USE AMENDMENT FOR A BOUNCE HOUSE BUSINESS INSIDE AZTECA BAZAAR. THE PROPERTY IS LOCATED AT 3952 W 3500 S ON 9.7 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that the applicant would like to install bounce house equipment inside Azteca Indoor Bazaar for children to play on. She stated the bazaar was originally approved in 2004 as an indoor swapmeet and consists mostly of new merchandise retail booths. She indicated that there is also a grocery store and food court. Jody stated that an indoor soccer arena was approved in 2012 but this use no longer operates there. She stated that the turf floor from the arena will remain and the applicant will inflate 3 bounce houses. Jody indicated that the site has had a lot of concerns with noise, garbage, and activities being held within the building. She stated that the City is working closely with the property owner to resolve these issues so staff doesn’t feel it’s necessary to add conditions on this approval that would require substantial improvements to the overall site. Jody indicated that this use will be located in the northeast corner of the building and there are residential homes that are very close. She stated that it gets hot inside so doors are often opened which can cause noise for the neighbors. Terri Mills asked if the number of people allowed in the building is restricted by fire code. Jody replied yes and stated that an occupancy rate is required to be posted. Terri asked if there is sufficient parking on the site and stated she has seen the parking lot very full before. Jody replied that they have a large parking area at the front. She indicated parking to the west is difficult because the parking lot is in bad condition, parking behind the building to the north is generally reserved for employees and is the service entrance for trucks, and there is a fire access to the east that makes it difficult. Jody stated that lighting is an issue and staff will need to evaluate the best action for ensuring safety but preventing disturbance to neighbors. Terri asked if the conditional use can be revoked upon valid complaint. Jody replied yes. She indicated that the bounce house will operate Monday through Friday from 11am to 8pm and Saturday through Sunday from 9am to Planning Commission Study Session May 20, 2015 Page 5 9pm. C-28-2015 PETITION BY HUGHES GENERAL CONTRACTORS REQUESTING CONDITIONAL USE APPROVAL FOR THE MOUNTAIN WEST TRUCK CENTER. THE PROPERTY IS LOCATED AT 2307 S 7200 W ON 14.49 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that there is a sales and service center for Mack and Volvo trucks. She indicated that there will be a body shop and office building located on the site. Jody indicated that there is a small .17 acre piece of property that is zoned ‘A’ but this will be rezoned at a later date and the applicant has designed the property to operate around it. She indicated that the plans show this portion of the site to be landscaped as frontage for now. Jody stated that the property to the west is not owned by the applicant. On parcel is vacant and is zoned ‘M’, the other is owned by a resident and it is zoned ‘A’. She indicated that once this property is acquired in the future, the applicant will need to return to the Planning Commission to rezone these pieces and amend the conditional use. Jody stated that landscaping must meet the requirements of the high image arterials ordinance but indicated that this area is mostly heavy manufacturing uses with poor soil conditions so the Planning Commission has approved gravel landscaping with drought tolerant bushes and plants in the area. Jody indicated that the main office building consists of tilt-up concrete. She stated that this building is close to meeting the commercial design standards but will need a little minor tweaking. Jody indicated that the shop building doesn’t meet the standards in the ordinance and the applicant will need to submit new elevations. There being no further business, the meeting was adjourned at 6:14 p.m. Respectfully submitted ________________________________________ Nichole Camac, Administrative Assistant