Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session July 6, 2016 The meeting was called to order at 3:31 p.m. by Chair Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Brent Fuller, David McEwen, Mathew Lovato, Jack Matheson, Clover Meaders, Martell Winters, and Harold Woodruff ABSENT: Latai Tupou WEST VALLEY CITY PLANNING DIVISION STAFF: Jody Knapp, Steve Lehman, Ryan Harris, Lee Logston, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY LEGAL DEPARTMENT: Brandon Hill OTHER: Chris Jensen from Think Architecture and Janice Kimball and Troy Heart from the Salt Lake County Housing Authority Planning Commission Study Session July 6, 2016 Page 2 GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-1-2016 PETITION BY WEST VALLEY CITY REQUESTING A GENERAL PLAN CHANGE FROM INSTITUTIONAL OR HIGH DENSITY RESIDENTIAL TO VERY HIGH DENSITY RESIDENTIAL AND A ZONE CHANGE FROM R-2-8 (RESIDENTIAL DUPLEX, MINIMUM LOT SIZE 8,000 SQUARE FEET) AND RM (RESIDENTIAL, MULTI-FAMILY) TO CC (CITY CENTER). THE PROPERTY IS LOCATED AT 3060 W 3650 SOUTH AND FROM 3015 TO 3137 WEST LEHMAN AVE. ON 7.6 ACRES. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik explained nine duplexes with separate ownership and an adjoining large piece of property owned by the Salt Lake County Housing Authority currently containing 100 units for senior and disabled tenants will be combined into one development. The reason for the transition to the new residential development is because there are insufficient funds to maintain the public housing. Steve Pastorik said this project helps to meet the objectives of the Fairbourne Station Vision. Steve Pastorik showed conceptual drawings for the new 267 unit development and how roads will tie in to surrounding neighborhoods. The unit mix is 126 one bedroom, 91 two bedroom, and 53 three bedroom. There are elevators and internal trash chutes spaced throughout the project. There will be a parking structure in the center of the development that is completely wrapped by housing units. The parking structure is three stories and the surrounding housing units are five stories. There will also be two story housing units that include garages. There will also be some surface parking. A substantial amount of brick will be used on the bottom portion of the building, the balance will be fiber cement and stucco. No retail is proposed in the building. Commissioner Matheson asked about interior upgrades. Steve Pastorik said there will be 9’ ceilings, vinyl flooring, two-toned paint, and a washer and dryer will be provided in each unit. Steve Pastorik mentioned this development will be built in four different phases, one phase each year, roughly 80 units a year. Sufficient parking for each new phase will be provided. Commissioner Winters asked about height restrictions for the building. Steve Pastorik said the development will step down to two stories adjacent to the homes on the west. There will be a 100’ buffer between the single family homes to the south and the five story building. Commissioner Fuller asked if the senior or disabled tenants living in the current Salt Lake Housing Authority units will move into the new development. He noted that in order to build the first phase, we must demolish the existing units. Planning Commission Study Session July 6, 2016 Page 3 Steve Pastorik said tenants will be provided with relocation assistance and may have the option of coming back once the project is completed. Those tenants that are not displaced in the first few phases will be given the opportunity to move into the new development. Steve Pastorik remarked that the existing buildings were built in the 70’s. The new units will be a significant improvement in architecture and quality. Amenities will include a pool, playground, fitness room, community room, dog park, sport court, barbeque area, and a computer room. These amenities will not be open to the public, but are for residents of the development. Steve Pastorik said there is a development agreement proposed for this project. The development agreement addresses architecture for the units, interior amenities, interior finishes, and parking. Also included in the development agreement are management standards such as: no junk on the balconies, maintenance of landscaping, and tenant screening requirements. Commissioner Matheson asked if the City will have to condemn any of the duplexes. Steve Pastorik said the City is currently working to acquire the nine duplexes. Two duplexes will include the promenade and the road which have the option of condemnation because they involve public improvements. The other seven are being negotiated through friendly transactions. Steve Pastorik’s experience is that when the City is fair and upfront, we are successful at acquiring needed properties. Commissioner Winters asked how the Salt Lake County Housing Authority and the City Housing Authority work together. Steve Pastorik said they are two separate entities. The West Valley City Housing Authority will work to acquire the duplexes. All nine parcels will be absorbed into one parcel and the Salt Lake County Housing Authority will own and manage the entire project. Steve Pastorik explained the new project will utilize the tax credit program that helps to subsidize the cost of building affordable housing. This will be a mixed income product; 25% will be market rate and 75% will be various levels of income restricted. Janice Kimball said most of the income-restricted senior clients will be placed in the two story buildings. The others will be inter- dispersed. Steve Pastorik stated the City’s objective is to have exterior materials, finishes, and amenities that are in line with a market rate project so a person driving by will have no idea that this is a mixed income product. Janice Kimball said the units will look the same, but as a strategic property owner, the Salt Lake County Housing Authority will make the units on the top that have a nice view to the west market rate. Chris Jensen stated that the size, characteristics, and features of the units in this development have been designed like Class A market rate apartments around the City. Planning Commission Study Session July 6, 2016 Page 4 ZONE CHANGE APPLICATION Z-8-2016 STEVE GLEZOS, REPRESENTING THE JACKETTA FAMILY, IS REQUESTING A ZONE CHANGE FOR 8.25 ACRES LOCATED AT APPROXIMATELY 6085 WEST PARKWAY BOULEVARD. THE REQUEST IS TO CHANGE THE ZONING FROM A-1 (AGRICULTURE, MINIMUM LOT SIZE OF 1 ACRE) TO A (AGRICULTURE, MINIMUM LOT SIZE OF ½ ACRE). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman showed a conceptual drawing of how homes will be laid out in the future. Properties to the south are R-1-10 lots with animal rights. SUBDIVISION APPLICATIONS S-15-2016 THE WEST VALLEY CITY ENGINEERING DIVISION IS REQUESTING FINAL APPROVAL FOR THE CR ENGLAND SUBDIVISION, LOT 1 AMENDED AND EXTENDED WITH STREET DEDICATION. THE PROPOSED SUBDIVISION IS LOCATED AT 4800 WEST 2400 SOUTH. THE SUBDIVISION CONSISTS OF 77 ACRES, ONE LOT, TWO PARCELS, AND ROAD DEDICATION. THE PROPERTY IS ZONED M (MANUFACTURING). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman said 4800 West was previously deeded to the City for the purpose of this eventual application, we are now ready to move forward with platting it. The right of way of these streets is 66’. Someone from the engineering department will be present at the public hearing next week to answer any questions. S-16-2016 CORBIN BENNION, REPRESENTING NATOMAS MADOWS, LLC, IS REQUESTING FINAL PLAT APPROVAL FOR THE ARA INDUSTRIAL CENTER PHASE 2 SUBDIVISION. THE SUBDIVISION IS LOCATED AT 6751 WEST U-201 HWY. AND CONSISTS OF 1 LOT ON 23.6 ACRES AND IS ZONED M. (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained the purpose of this application is to create the lot that the building will sit on. There is a post and panel wall already constructed that will provide a buffer between the building and the residents to the west. In future expectation of a road connection west to Beagley Dr., the City has made an application with a City resident to purchase their property. As a result, the surrounding neighborhood has discussed that there may be a street coming through their subdivision. Steve Lehman expects there will be residents present at the next public hearing, inquiring about the roadway. This application does not dedicate the right of way, a future application will dedicate that road. Once the design is in place, we will have a meeting with residents to answer any questions. Planning Commission Study Session July 6, 2016 Page 5 CONDITIONAL USE APPLICATIONS C-18-2016 PETITION BY FEDEX REQUESTING CONDITIONAL USE FOR A LOGISTICS FACILITY. THE PROPERTY IS LOCATED AT 2325 SOUTH 3200 WEST ON 66.08 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: As a brief history, Jody Knapp mentioned this property was originally Consolidated Freightways in 1968. The current tenant is Central Transport. FedEx is relocating here from their existing facility. Jody Knapp indicated there are about 33 acres of pavement on the property. The existing pavement is in bad shape. Commissioner Winters asked if the pavement will be resurfaced? Jody Knapp indicated repair of the pavement will be a condition. FedEx is working with the Public Works Department on water retention. FedEx plans two future additions; a fuel island and a shop building. There is an existing building on the property that will be maintained for future use. The property has frontage on 3200 West, a major arterial road, so FedEx will be required to improve the streetscape. 5% landscaping is required in the M zone with trees every 60 feet. There is a 20’ setback on the perimeter of the property. Jody Knapp said there is an existing pole sign on the property which FedEx desires to keep. There is another sign that has been abandoned. A monument sign may be installed near the main entrance. The metal buildings are not required to meet commercial design standards because they will be used as a truck transfer company. C-23-2016 PETITION BY IAC LATIN MARKET REQUESTING CONDITIONAL USE APPROVAL FOR A CONVENIENCE STORE. THE PROPERTY IS LOCATED AT 4735 WEST 3500 SOUTH ON .88 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - RYAN HARRIS AT 801-965- 7991) Discussion: Ryan Harris reported the applicant, Mr. Malina, received a conditional permit for this same unit in 2010 for a pawn shop and title loan company. Mr. Malina now wants to change the pawn shop to a convenience store and still do title loans. He knows if he gets rid of the pawn shop, he will not be able to do a pawn shop again because he is within 500 feet of residential property. He is planning on selling prepackaged food and beer, but no tobacco. He will be open seven days a week, 9:00 a.m. to 9:00 p.m. Three employees will work within the 2500 sq.ft. building. Ryan Harris confirmed striping of the parking lot is necessary. There are 40 Planning Commission Study Session July 6, 2016 Page 6 parking spaces, 35 are required. There are potholes in front of the building that need to be fixed. A temporary sign must be removed. The landscaped area is dead and must be replaced with 50% live plant material. C-24-2016 PETITION BY CENTRAL VALLEY WATER RECLAMATION FACILITY REQUESTING CONDITIONAL USE APPROVAL FOR A FERRIC CHLORIDE INJECTION PROJECT. THE PROPERTY IS LOCATED AT 2212 WEST 3100 SOUTH ON .44 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp reported this property is in the Decker Lake Overlay Zone and is surrounded by multi-family residential. This site was developed in the early 70’s. Central Valley Water Reclamation wants to install a small building as an injection site. Jody Knapp explained the waste water in the sewer line is high in hydrogen sulfide, which is very corrosive. Previously the sewer pipe corroded and created a sinkhole near the Cultural Center. Repair cost was about 2 million dollars. Ferric chloride will be injected into the system for the purpose of neutralizing the hydrogen sulfide to reduce corrosion and odor. Jody Knapp related that this is a public utility installation that must be reviewed by the Planning Commission. The intended placement of the building allows trucks to have clear access to the equipment and manhole covers. The property is located on a high image arterial road, I-215. Landscaping will be 6.4% of the property. Landscaping will be similar to the E-gate apartments next door, using shrubs and trees. C-25-2016 PETITION BY WASATCH TURBO FACTORY REQUESTING CONDITIONAL USE APPROVAL FOR AUTO REPAIR. THE PROPERTY IS LOCATED AT 2341 SOUTH CONSTITUTION BLVD. ON .63 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - BROCK ANDERSON AT 801-963-3361) Discussion: Brock Anderson explained this is not a typical auto service shop, the applicant will sell specialized, aftermarket custom parts, machining, and fabrication. Wasatch Turbo Factory will operate by appointment only. Business hours are Tuesday-Saturday, 8:00 a.m. to 5:00 p.m. There will be two business partners, one full time and one part time. 1-2 part time technicians may be hired when business picks up. Brock Anderson mentioned three parking stalls are required per bay. Because there is not a lot of traffic, we are looking at reducing parking requirements. There are four units in the building and 16 parking spaces. The business to the South is willing to share two parking spaces. We feel that will be adequate. The Planning Commission Study Session July 6, 2016 Page 7 site is well maintained and the parking lot was recently restriped. Paving looks good. There being no further business, the meeting was adjourned at 4:56 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant