Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session May 18, 2016 The meeting was called to order at 3:33 p.m. by Chair Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Brent Fuller, David McEwen, Matthew Lovato, Jack Matheson, Clover Meaders, Latai Tupou, and Harold Woodruff ABSENT: Martell Williams WEST VALLEY CITY PLANNING DIVISION STAFF: Jody Knapp, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION: Brandon Hill, City Attorney Planning Commission Study Session May 18, 2016 Page 2 ZONE CHANGE APPLICATION Z-7-2016 PETITION BY KEN MILNE REQUESTING A ZONE CHANGE FROM A (AGRICULTURE, MINIMUM LOT SIZE 1/2 ACRE) TO RE (RESIDENTIAL ESTATE). THE PROPERTY IS LOCATED AT 3654 AND 3664 SOUTH 6400 WEST ON 1.38 ACRES. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik showed a drawing of the proposed development. There are 61 lots configured on the subject property together with the Newton property. There is an existing historic home on the property, said to have been built for one of Brigham Young’s daughters. The developer is thinking about remodeling the existing historic home as a sales office. The RE zone requires 100’ frontage. The developer is asking for an exception on the frontage as part of the development agreement. Commissioner Lovato asked about one large lot on the property. Steve Pastorik explained that the developer will dedicate one acre to the City for use as a park. In exchange, lot sizes may be reduced so that the developer can keep the same number of lots as if the park was not there. ZONE TEXT CHANGE APPLICATION ZT-8-2016 WEST VALLEY CITY IS REQUESTING A ZONE TEXT AMENDMENT TO SECTION 7-1-103 TO ADD A DEFINITION FOR PATIO COVERS. (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp related that an exception was recently added to our code to allow patio covers encroaching into the rear yard setback. A definition for patio cover is now being added. Commissioner Matheson mentioned that a pergola is considered a patio cover. Jody Knapp said a pergola does not require a building permit because it doesn’t hold snow. However, a pergola will have the same setback requirements. Commissioner Lovato asked about side yard awnings and temporary car ports. He has heard people argue that if it is not attached the house and if there is not a car under it, they could be considered as patios. Jody Knapp acknowledged that the City Building Code doesn’t address awnings and temporary car ports, but they are considered structures and they need to meet setback requirements. SUBDIVISION APPLICATION S-11-2016 PETITION BY JAKE TATE WITH AWA ENGINEERING, REPRESENTING THE PROPERTY OWNER, REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE JMYL WEST VALLEY SUBDIVISION. THE SUBDIVISION WILL CONSIST OF NINE LOTS ON 13.5 ACRES. THE PROPERTY IS LOCATED AT 1770 WEST Planning Commission Study Session May 18, 2016 Page 3 4100 SOUTH AND IS ZONED C-2. (STAFF - STEVE LEHMAN AT 801- 963-3311) Discussion: Steve Lehman showed a drawing of the property that will be redeveloped. Currently existing on the site is a Kmart, The Rendezvous Club, a Jiffy Lube, and a Just Emissions on the corner of 4100 South and Redwood Road that will be changed to a future CVS pharmacy. Steve Lehman does not yet know if the Kmart building will be demolished or remodeled. The City prefers demolition. Steve Lehman showed a canal on or near the property line that is owned by the North Jordan Irrigation Company. If the canal is on the property, it will be piped as part of the development. If it is not on the property, we cannot require that it be piped. Steve Lehman confirmed that this subdivision will remain commercial. Lot 9 will probably be used as office space because there is no street frontage. There will be cross access parking and storm drain easements in and through the site. The minimum lot size in the C2 zone is 20,000 square feet. All lots in this subdivision meet that requirement. Steve Lehman mentioned there is an apartment complex to the north of the property and single family homes to the northwest. Some residents have called to voice concerns about how this development will impact their neighborhood. Jack Matheson asked if there are any restrictions against having a fast food drive- through on this property. Steve Lehman answered there are not. Brent Fuller asked about an easement on the north side of the property. Steve Lehman said it is a utility easement and potential access to the back of the building. There is also a fire hydrant there that will probably be relocated to make better use of the site. David McEwen asked if there are concerns about not being able to fill the property. Steve Lehman answered that Lot 1 (The Kmart Building) will be limited to three tenants. Steve Pastorik said the City uses Tax Implement Financing: The City looks at the property tax of a redevelopment area when it is established. Any additional property tax that is generated by new development over what base tax was is money that can be used to go back into the project for a period of 15 years. There being no further business, the meeting was adjourned at 4:10 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant