Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session July 1, 2015 The meeting was called to order at 3:30 p.m. by Vice-Chair Clover Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Brent Fuller, Jack Matheson, Terri Mills, Clover Meaders, and Latai Tupou ABSENT: Barbara Thomas and Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Jody Knapp, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, City Attorney Planning Commission Study Session July 1, 2015 Page 2 SUBDIVISION APPLICATIONS SD-1-2015 PETITION BY WEST VALLEY CITY REQUESTING CONSIDERATION TO DEDICATE 6400 WEST, A PORTION OF PARKWAY BOULEVARD, AND A PORTION OF 2540 SOUTH. THE STREET DEDICATION PLAT IS LOCATED AT 6400 W 2540 S AND IS LOCATED ON PROPERTY ZONED 'M' (MANUFACTURING). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that this new road extends north from Parkway Blvd. to 2540 S at approximately 6400 W. He indicated that a small portion of property on either side of the new road was taken for right-of-way along Parkway Blvd. Steve stated that the road is constructed and is a lighted intersection. He added that there is a bridge crossing in the area as well over the Riter Canal. Steve stated that several residents have called but were not concerned with the proposal after it was explained that this application was just the formal dedication of the road. Steve Dale, from the Engineering Department, stated that the road was constructed last year. He indicated the right-of-way was acquired from the different property owners and the intersection was signalized. He stated that the road will eventually connect to 2400 S at 5600 W. Terri Mills asked when this will occur. Mr. Dale replied that he is unsure but will likely be after the Mountain View Corridor is constructed in the area since this street will be an underpass. He added that traffic on the frontage road will be better facilitated. Steve stated that there is residential housing directly to the south of the new street and these residents may be concerned about increased truck traffic. He indicated that this concern will be mitigated when the road extends east to 5600 W since many trucks will use this route instead of driving along Parkway Blvd. or the frontage road. Jack Matheson asked what the bridge consists of. Mr. Dale replied box culvert. S-9-2015 PETITION BY NICK MINGO, REPRESENTING IVORY HOMES, REQUESTING FINAL PLAT APPROVAL FOR THE 2ND PHASE OF THE PARK VISTA SUBDIVISION. THE SUBDIVISION WILL CONSIST OF 33 LOTS ON 11.4 ACRES. THE SUBDIVISION IS LOCATED AT APPROXIMATELY 7000 W 4100 S AND IS ZONED 'R-1-10' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 10,000 SQUARE FEET). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that this subdivision has connections to the north, east, and west into existing neighborhoods. He added that Ivory Homes, the applicant, will create new sidewalk connections and make other improvements to the area around the park to ensure good pedestrian access. Steve indicated that no building permits have been issued for the first phase of the subdivision yet but Ivory is confident homes will sell good in the area and want to get the second phase recorded. Brent Fuller asked if the zoning is R-1-10. Steve replied yes. He indicated that Ivory purchased the property with the R-1-10 zoning in place and decided to move forward with the existing zoning. Steve stated that the Planning Planning Commission Study Session July 1, 2015 Page 3 Commission and City Council granted reductions in setbacks for several shallow lots. He indicated that this phase consists of 33 lots that are fairly uniform in size with the average lot size being about 10,800 square feet. Steve stated that there is a railroad crossing in the area and Ivory has worked with UDOT to ensure the entrance into the subdivision is far enough from the railroad crossing. He added that the applicant will need to install a solid masonry wall on the lots that back onto 4100 S and possibly the lot adjacent to the railroad. He indicated that the wall will likely look similar to the masonry walls at Westridge. Steve stated that there will be an entry feature on 4100 S and all homes in the subdivision will be built from Ivory’s catalog which typically exceed the City’s point system. Steve Pastorik asked if there will be a park-strip. Steve replied yes and stated that it will likely consist of stamped concrete. He stated that there will also be a left hand turn lane on 4100 S once the road is widened. Terri Mills asked how far this middle lane will go. Steve replied it will likely extend to the railroad. He stated that there is an elevation change on the property but once homes are constructed in the first phase, grading and drainage problems will decrease. Jack Matheson sked if the homes are in the overpressure zone. Steve replied yes and stated that there will need to be special treatment on the windows as well other precautionary measures. S-11-2015 PETITION BY FRED COX, REPRESENTING THE PROPERTY OWNER, REQUESTING A PLAT AMENDMENT TO LOT 31 OF THE WEST VALLEY TRUCK CENTER SUBDIVISION. THE AMENDMENT OF THIS LOT WILL CREATE 3 LOTS TO BE KNOWN AS THE JG SUBDIVISION. THE PROPERTY CONSISTS OF 3 LOTS ON 4.24 ACRES, IS LOCATED AT 5557 W 2400 S, AND IS ZONED 'M' (MANUFACTURING). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the applicant would like to split the property into 3 separate lots. He indicated that 2400 S will extend to 5600 W in this area and indicated that the cul-de-sac portion of the property will be modified to reflect this. Steve stated that the purpose for this request is to allow for a retail type use. He indicated that lot 2 is narrow but the subdivision will likely develop as an overall site instead of individual pieces so there should be no concern. CONDITIONAL USE APPLICATIONS C-33-2015 PETITION BY TRAVIS CUNNINGHAM, REPRESENTING VALLEY SHOPS AND STORAGE, REQUESTING CONDITIONAL USE APPROVAL FOR STORAGE UNITS, RETAIL, AND AUTO SERVICE. THE PROPERTY IS LOCATED AT 2938 S GLEN EAGLES DRIVE ON 2.7 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801- 963-3497) Discussion: Jody Knapp stated that this property was originally three parcels. In 2012 the applicant received approval for a multi-tenant building on the front property. The applicant then acquired the two rear properties and consolidated all Planning Commission Study Session July 1, 2015 Page 4 three of them into one lot. Jody stated that the applicant would like the same layout for the multi-tenant building but like to add storage units on the back of the property. Jody stated that the applicant will be going to the Board of Adjustment to request a variance to eliminate landscaping and setbacks on portions of the south, west, and north sides of the property. Jody indicated that this will allow the applicant to place the wall of the rear storage unit on the back property line to eliminate a gap that could be dangerous. She added that landscaping will be focused on the front of the property where the retail building will be located. She indicated that overall landscaping for the area is at approximately 13.5% instead of the required 15% but the applicant feels that landscaping has been used effectively. Brent Fuller asked if there will be a masonry wall. Jody replied there will be an 8 foot wall to the north, the storage unit will be the wall to the west, and Deseret Industries already has a large retaining wall installed to the south. Jody indicated that the main tenant of the retail building will do off-road installation kits on vehicles. She stated that the building needs to meet commercial design standards and the applicant is proposing a split face block building that appears to be 2 stories but only a small portion of it will actually be two stories. Jody displayed the plans for the proposed storage units to the rear. Terri Mills asked why landscaping will be eliminated. Jody replied that landscaping is not typically placed inside storage unit projects. Terri stated that this could make it nicer. C-34-2015 PETITION BY CADE CUNNINGHAM, REPRESENTING COOKIE STOP, REQUESTING A CONDITIONAL USE AMENDMENT FOR A MULTI- TENANT BUILDING WITH A DRIVE-THRU IN THE 5600 W OVERLAY. THE PROPERTY IS LOCATED AT 2935 S GLEN EAGLES DRIVE ON .5 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that this property was developed in 2007. She indicated that this portion of the site has been a parking lot and landscaping but the applicant would now like to construct a small 1,200 square foot building with two tenants. She stated that one tenant will be an office use and the other will be a juice type of business with a drive through. Jody indicated that staff will ensure all cross access easements are in place and a parking agreement will also be provided to share parking with the Deseret Industries to the west. Brent Fuller asked if the code addresses drive-thru safety with headlights shining toward 5600 W. Jody replied no but indicated that the drive-thru must be located along the side of the building. Terri Mills stated that the office portion of the building is very small. Jody replied that the plans are conceptual. She stated that the applicant will need to update elevations for the building. He submitted plans but has also stated that the building will look similar to those in the area and the plans submitted do not match that. Latai Tupou asked where the restrooms will be located. Jody replied that they are not displayed on the plan but they will need to have them on the final submittals prior to issuance of a building permit. Brent Fuller stated that it seems the applicant simply want’s a drive through and is providing the small office space to get around the requirements of the ordinance. Terri Mills agreed. Planning Commission Study Session July 1, 2015 Page 5 She indicated that the properties near the Maverik Center began as shared access as well but were eventually divided and sold separately. She indicated that would be a significant problem if that happened here. Jody stated that landscaping exists along 5600 W. She indicated that they will have 19% (the requirement is 13.5%) with the overall landscaping even after they construct the proposed building. Brandon Hill stated that the floor plan submitted by the applicant doesn’t show a functional site and indicated that a new floor plan will need to be submitted for the hearing. He added that the building must function as a multi-tenant use. Brent Fuller asked what the concerted patio represents on the plans. Jody replied that she is not sure. She stated that the applicant is also requesting a pole sign to be placed in a landscaped area. She stated that this will be final pole sign on the property and the applicant cannot build it greater than 25 feet tall. There being no further business, the meeting was adjourned at 4:12 p.m. Respectfully submitted ________________________________________ Nichole Camac, Administrative Assistant