Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session July 15, 2015 The meeting was called to order at 3:32 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, Barbara Thomas, Clover Meaders, Latai Tupou, and Martell Winters ABSENT: N/A 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 15, 2015 Page 2 SUBDIVISION APPLICATIONS S-12-2015 PETITION BY DON FRANCIS REQUESTING MINOR SUBDIVISION APPROVAL FOR THE IRIS GARDEN SUBDIVISION. THE SUBDIVISION CONSISTS OF 4 LOTS ON .86 ACRES. THE PROPERTY IS LOCATED AT 3777 SOUTH 3200 WEST AND IS ZONED R-1-8. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that there is an existing single family home on the property. He indicated that the original property owner has passed away and the family is now ready to develop the vacant portion of the property. Steve stated that the width of the existing property to the north is 75 feet and the applicant went to the Board of Adjustment and asked for a variance to meet the 80 foot width requirement. He indicated that this was granted and added that a 75 foot width was legal at the time the lot was originally approved. Steve stated that the proposed subdivision will consist of 4 individual lots with the parcels to the north being just under 10,000 square feet and the parcels to the south being just over 8,000 square feet. He indicated that improvements have been installed in both streets and the applicant will need to coordinate with Public Works regarding the drive access for the lots. He indicated that the southeast lot will likely have a drive approach to the east and the home will likely face 3140 W although there are many different scenarios that would work. Steve stated that the homes will need to meet the existing point system for housing standards. Brent Fuller stated that there is a significant slope on the proposed lot 2. Steve replied that some grading or retaining will need to be done on the property and the specifics of this will be determined when a building permit is applied for. S-13-2015 PETITION BY ANDERSON WAHLEN & ASSOCIATES REQUESTING A MINOR SUBDIVISION FOR THE AFFCU 4100 SOUTH SUBDIVISION. THE SUBDIVISION CONSISTS OF 2 LOTS ON 2.8 ACRES. THE PROPERTY IS LOCATED AT 4100 SOUTH 5600 WEST AND IS ZONED RB. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the Planning Commission recently reviewed and recommended approval of a zone change from RB to C-1. He indicated that the City Council hasn’t reviewed this yet but staff felt comfortable moving ahead with the subdivision since the RB zone would still allow the proposed configuration. Steve stated that the intersection of 5600 W and 4100 S will undergo dramatic changes in the near future with the introduction of the Mountain View Corridor in the area. He stated that the right-of-way that UDOT will be acquiring for these changes is included in the proposed subdivision plat. Steve indicated that the subdivision will consist of two large commercial lots that will be occupied by an America First Credit Union and an AutoZone. He stated that both of these will be reviewed as a conditional use by the Planning Commission at a future date. Latai Tupou asked where access will be granted. Steve replied that there will be a shared access on 5600 W and a right in, right out access on 4100 S. Planning Commission Study Session July 15, 2015 Page 3 Martell Winters clarified that the Planning Commission has only reviewed zoning on this property at this time. Steve replied yes. Martell clarified that a rezone and subdivision application cannot be processed together as one application. Steve replied no. CONDITIONAL USE APPLICATIONS C-35-2015 PETITION BY X & H INCORPORATE REQUESTING CONDITIONAL USE APPROVAL FOR A MULTI-TENANT RETAIL/RESTAURANT BUILDING. THE PROPERTY IS LOCATED AT 4758 W 4100 S ON 1 ACRE AND IS ZONED 'C-1' (NEIGHBORHOOD COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that this property was reviewed for a zone change in 2013 and was eventually approved by the City Council with a development agreement. She indicated that there are two existing homes on the property that will be removed and a multi-tenant building will take their place. Jody stated that the primary tenant will be a restaurant, Wild Ginger, and the remainder of the building will consist of a small market and a second floor retail/office space. Jody indicated that the City Council was very concerned that the building fit with the surrounding neighborhood and so the proposed elevations underwent multiple revisions before the Council felt comfortable with the building and attached a development agreement to the plans. Jody stated that the proposed elevations meet commercial design standards with the south and west sides of the building being primary facades. She indicated that a rock band was added to the building and three different materials, including the rock, stucco, and metal, are being used. Jody stated that there is an existing masonry wall at the back of the site that separates it from the library. She indicated that the plans show an additional rock retaining wall, as well as a dumpster enclosure retaining wall, that staff will need to evaluate more clearly with cross sections to determine whether it will work. Jody stated that the property needs 20% landscaping and indicated that it appears that it will meet this requirement but she will also need the final number for this. Barbara Thomas stated that the elevations don’t look like other buildings in the area. Latai Tupou agreed and stated that the dumpster enclosure being used as a retaining wall seems odd. Jody stated that there is likely a way to grade the site better and she will request further clarification. Brent Fuller asked if original plans provided a connection between this property and the library. Jody replied no but indicated that the building was originally proposed to be in the north corner but the Council liked the building closer to the intersection to provide a better neighborhood feel. Barbara Thomas asked if restaurants with alcohol are typically allowed in neighborhood commercial zones. Jody replied yes and indicated that it would just be a conditional use. She indicated that the applicant has not requested a liquor license of any type at this point. Jack Matheson stated that an access between this property and the library wouldn’t make sense. Jody replied that there was communication regarding this but the plans currently show the property to be closed off to the library. Barbara asked what type of business will likely go upstairs. Jody replied it will be a business office type use but the Building Planning Commission Study Session July 15, 2015 Page 4 Inspection Department will need a more accurate description of this soon. She added that the building may also need to be sprinklered. There being no further business, the meeting was adjourned at 3:55 p.m. Respectfully submitted ________________________________________ Nichole Camac, Administrative Assistant