Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session June 15, 2016 The meeting was called to order at 3:36 p.m. by Chair Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: David McEwen, Mathew Lovato, Jack Matheson, Clover Meaders, and Harold Woodruff ABSENT: Brent Fuller and Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF: Jody Knapp, Steve Lehman, Lee Logston, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY LEGAL DEPARTMENT: Brandon Hill WEST VALLEY CITY COMMUNITY AND ECONOMIC DEVELOPMENT: Freyja Johnson OTHER: Bruce Baird and Russ Naylor (Stone Cut, LLC) Planning Commission Study Session June 1, 2016 Page 2 SUBDIVISION APPLICATIONS PUD-1-2016 PETITION BY MIKE OLSON, REPRESENTING THE PROPERTY OWNER, REQUESTING PRELIMINARY PLAT APPROVAL FOR THE VIEWS ON 6200, A NEW PLANNED UNIT DEVELOPMENT. THE PROPOSED DEVELOPMENT WILL CONSIST OF 160 UNITS ON 18 ACRES. THE PROJECT IS LOCATED AT APPROXIMATELY 5750 WEST 6200 SOUTH AND IS ZONED RM. (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman said this property was rezoned from C2 (General Commercial) to RM (Residential Multifamily) in 2005. We do have a development agreement. After being zoned RM, the owner decided he wanted small lot development and not townhomes. The project did not move forward beyond that point. Density is 8.8 units per acre. Steve Lehman reported there is a large hill on the property. The developer has informed us that the new prison by the airport is in need of dirt. The developer will remove 5-6’ of dirt off of this site and transfer it to the new prison site. This will lessen the severity of the slope on the property. The back of some of the units are about 5’- 7’ feet from the slope of the hillside, which is a concern. We will evaluate that with the Building Division as well as the Public Works Department. A soils report will be submitted to check slope stability. Steve Lehman showed a site plan of the property. There is a connection across 6200 to the north (Trowbridge Lane). There is a stub road coming off of Diamond Summit. Two traffic circles will slow traffic. There will be a landscaped median at the entrance of the property. Steve Lehman commented that units on the perimeter of the property are front- loaded. The units on the interior are alley-loaded. Amenities include a common green space, a clubhouse, a pool, and a large park. The units surrounding the clubhouse face the common space. There is 53% open space, almost 9 acres. Three different color schemes are proposed for the development. Stucco is permitted with this project, however 50% masonry materials is required. The development agreement requires that the minimum setback be 30’ from the public right-of-way. There is a meandering sidewalk. We are having a discussion with the parks department to see who is responsible to maintain the sidewalk. Steve Lehman indicated there is a single point of access for the development that will be used for the foreseeable future. Another connection will eventually be made, but we don’t know when. The fire code will allow up to 100 multi-family units on a single point of access. Because we know that eventually another connection will be made, we feel comfortable approving this single point of access. Worst case scenario, the developer can build up to 100 units and call it a day. There is also the possibility of extending another road as a temporary second access. Planning Commission Study Session June 1, 2016 Page 3 Commissioner Woodruff asked how long the driveways to the garages are. Is there room for people to park there? Steve Lehman said the driveways are 18-20 feet and there is room to park. There is a small apron in the alleys between the garage doors and the drive court, however, the alleys are off limits to parking due to the need for fire access. Steve Pastorik noted that guest parking will also be provided. Commissioner Lovato said parking is a problem at Pinnacle Highbury. Steve Lehman verified two spaces per single family residence meets City ordinance. Commissioner Lovato remarked that few people park in their garages. Steve Lehman confirmed that we have encountered parking problems at The Gates at Kings Point. If we feel the parking is insufficient after doing the calculations, we can make a recommendation to require more parking. S-13-2016 PETITION BY ADAM NASH REQUESTING PRELIMINARY PLAT APPROVAL FOR THE SUNRISE ACRES SUBDIVISION. THE SUBDIVISION CONSISTS OF 12 LOTS ON 5 ACRES. THE SUBDIVISION IS LOCATED AT APPROXIMATELY 3320 SOUTH 6535 WEST AND IS ZONED RE (RESIDENTIAL ESTATE). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman reported this property recently received approval for RE zoning. The property slopes from south to north. Drainage will be a challenge for the developer. There are no storm drain pipes in this area. Storm water could be piped out of 3270 and go west to connect to the City’s storm drain line. Water could also be piped east out of the private drive to 6400 South. Many cities are utilizing a low impact storm water design where storm water is stored in chambers underneath the park strip. Steve Lehman said the average lot size of this development is over 15,000 sq. ft. He reported cul-de-sacs with large homes with three car garages have wide driveways, creating less park strip space. We felt comfortable suggesting a 44’ right of way to the applicant. Public Works prefers a 54’ right of way. Steve Lehman received a call from an adjoining property owner desiring to extend a stub street so his property can develop in the future. However, there is not enough width to make a usable connection at that point. We believe because there are other areas to access his property, we will terminate this development with a cul-de-sac. S-14-2016 PETITION BY KEN MILNE, REPRESENTING ARCADIA PROPERTIES, REQUESTING PRELIMINARY PLAT APPROVAL FOR THE NEWTON FARM SUBDIVISION. THE SUBDIVISION CONSISTS OF 61 LOTS ON 27 ACRES. THE PROPERTY IS LOCATED AT 3670 SOUTH 6400 WEST AND IS ZONED RE (RESIDENTIAL ESTATE). (STAFF - STEVE LEHMAN AT 801-963-3311) Planning Commission Study Session June 1, 2016 Page 4 Discussion: Steve Lehman said Clearstone Estates Phase I and II were approved around 2007 and construction is now getting started. Lots average 15,500 sq. ft. There is a development agreement with this project that provides relief for setbacks that may have a shallow depth because of the street alignment. The developer would like to seclude this area to generate the idea of high end homes. There is a need for a stub road to the West. We need to address how roads will connect to this property. A 10’ trail with access to a neighboring school is planned. We need to address maintenance of this trail. 1.1 acres has been set aside for a park. There is no existing storm drain system and it is impossible to get storm water to 6400 South. There will likely be a storm drain system installed underneath the park strip. We will design this location to handle a 10 year storm. Water would go to a catch basin and bubble up to another subdivision that will sheet flow to another storm drain line to a subdivision on the north. CONDITIONAL USE APPLICATIONS C-17-2016 PETITION BY STONE CUT, LLC REQUESTING CONDITIONAL USE APPROVAL FOR OFFICE BUILDINGS AT JORDAN RIVER MARKETPLACE. THE PROPERTY IS LOCATED AT 1166 WEST 3300 SOUTH ON 1.97 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp indicated that this property is located in the Jordan River Overlay Zone, which is why we are addressing this as a conditional use. Two office buildings are proposed, both 2 stories tall and 11,000 sq. ft. The building design is required to meet commercial design standards. 15% landscaping is required in the C2 zone, these have 33% landscaping. Street lighting is existing. Commissioner Woodruff said he thought the overlay zone didn’t allow parking adjacent to the street. Jody answered that street-side parking is discouraged, but not prohibited. At a minimum there needs to be a 30’ setback, there is only a 10’ setback now. C-19-2016 PETITION BY CAFE SILVESTRE REQUESTING CONDITIONAL USE APPROVAL FOR A LIQUOR LICENSE. THE PROPERTY IS LOCATED AT 3524 SOUTH 2200 WEST ON .57 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - RYAN HARRIS AT 801-965- 7991) Discussion: Operating hours for Café Silvestre are 11 a.m. to 11:00 p.m., seven days a week. Ryan Harris said a previous conditional use permit was granted for Planning Commission Study Session June 1, 2016 Page 5 this property a year ago, but it expired. Some conditions have been met, but others still need to be completed. Potholes have been repaired. Striping has been done in front of the building, but the rest of the parking lot needs to be striped. A tree that was removed needs to be replaced. Landscaping around the business sign needs to be completed. C-20-2016 PETITION BY UTAH WVC SURPLUS PROPERTY, LLC REQUESTING CONDITIONAL USE APPROVAL FOR DESIGN OF A POLE SIGN AT THE SHOPPES AT LAKE PARK PHASE II. THE PROPERTY IS LOCATED AT 2885 SOUTH 5600 WEST ON 1.28 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - LEE LOGSTON AT 801-963- 3531) Discussion: Lee Logston said this sign will largely serve Burlington, but will also list other tenants: Café Rio, Jimmy Johns, and GNC. The proposed sign is 25’ tall and 19’ wide, following the architecture of the surrounding buildings. Jody Knapp verified that the ordinance says there can be one monument sign per 200’ feet of frontage, generally maintaining a 100’ setback from other signs. Commissioner Tupou thinks the close proximity of the proposed pole sign may detract from the monument sign located nearby. Brandon Hill remarked that maybe the monument sign could be moved farther away to create more spacing. However, there is existing landscaping that was created to enhance the monument sign. Steve Pastorik noted that because of the height of the pole sign, the monument sign can still be seen underneath. Commissioner Tupou said it would help to see renderings of the two signs. Lee Logston said he will come back with a rendering and will ask the owner how he feels about moving the monument sign. There being no further business, the meeting was adjourned at 4:47 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant