Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session August 3, 2016 The meeting was called to order at 3:32 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, Clover Meaders, Latai Tupou, and Martell Winters ABSENT: Jack Matheson and Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF: Ryan Harris, Jody Knapp, Steve Lehman, and Brenda Turnblom WEST VALLEY CITY LEGAL DEPARTMENT: Eric Bunderson and Brandon Hill WEST VALLEY CITY COMMUNITY AND ECONOMIC DEVELOPMENT: Freyja Johnson Planning Commission Study Session August 3, 2016 Page 2 GENERAL PLAN/ZONE CHANGE APPLICATION ZT-11-2016 PETITION BY RUSSELL PLATT REQUESTING A GENERAL PLAN CHANGE FROM MEDIUM DENSITY RESIDENTIAL TO HIGH DENSITY RESIDENTIAL AND A ZONE CHANGE FROM M (MANUFACTURING) TO RM (RESIDENTIAL, MULTI-FAMILY). THE PROPERTY IS LOCATED 3579 AND 3605 SOUTH REDWOOD RD ON 7.1 ACRES. (STAFF – STEVE PASTORIK AT 801-963-3545) Discussion: Steve Lehman stated the deep lots in this area are not visible from Redwood Road and are challenging to develop for commercial purposes. City staff feels this is an ideal location for additional housing. The developer is proposing townhomes for sale. Steve Lehman described these modern townhomes as two and three story units between 1800 and 2400 sq.ft. Materials will be fiber cement, stone, and stucco. City staff feels more stone needs to be added. The townhomes will have large windows and flat rooftops. The two story units will include basements. Landscaping will be 51%. Some amenities being proposed are two car garages, 9’ ceilings, courtyards, decks, balconies, ground level patios, a tot lot, sport court, barbeque area, and pavilion. There will also be rooftop garden spaces as well as common space. Steve Lehman reported Russell Platt estimates prices will start at about $240,000. There is an adjoining residential property belonging to the Paras family that may be consolidated in the future. Steve Lehman asked Planning Commissioners to consider whether the General Plan should be changed to allow higher density residential here (more than 12 units per acre). City staff suggested to the developer that he consider reducing the units from 93 to 85 to create more area for parking, water retention, and to open the site up a bit. Steve Lehman related the developer feels the additional units are needed to offset the cost of the project. Steve Lehman reported that Mr. Platt has been asked to speak to the owner of the adjoining Milbourne Manor to the south about making a connection to the stub road there. At minimum, we would require that connection be gated with some sort of Knox box for the fire department to use as a secondary access. Steve Lehman mentioned a large amount of fill was brought onto this site last year. We do not know if the added fill was validated by engineering. There is an 8’ elevation difference that slopes downward west to east. We anticipate water detention will be needed on this property. Steve Lehman voiced concern about inadequate parking. The reality is people have more than one car, and if guests and family come to visit, there may not be enough space to park. Steve Lehman reasoned a proposed sidewalk along the north side of the property could be eliminated because there is sidewalk on the other side of the road. Commissioner Lovato suggested placing parallel parking there as an option. Increasing the setback to the road was also discussed. Planning Commission Study Session August 3, 2016 Page 3 CONDITIONAL USE APPLICATIONS C-27-2016 PETITION BY AE URBIA ARCHITECTS, REPRESENTING BOART LONGYEAR, REQUESTING CONDITIONAL USE FOR A WAREHOUSE, MANUFACTURE AND STORAGE OF MINING AND DRILLING EQUIPMENT. THE PROPERTY IS LOCATED AT 2455 SOUTH 3600 WEST ON 20 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp said Boart Longyear is an international mining and drilling company established in 1888. They provide drilling services, equipment and performance tools for mining and drilling, as well as aftermarket parts and service. This facility will house the manufacturing and storage of specialized drilling equipment. Some finished goods will be stored in new gravel areas. A wash bay will be added to wash down returned trucks and equipment. Hours of operation will be 7:00 a.m.-7:00 p.m., closed weekends. Jody Knapp noted there are large landscaped areas on the property. Boart Longyear is looking at reducing the lawn to a 20’ buffer and replacing the rest of the lawn with gravel for a storage yard. Commissioner Tupou suggested some of the parking space be used for storage, so less lawn is removed. Jody Knapp said she will suggest that. 14’ racks will hold pipes and equipment in the north and northeast areas of the property. Jody Knapp reported no changes will be made to the existing tilt up concrete building. Jody Knapp said when originally built, the east side of the property was next to an M (Manufacturing) zone, so there was no landscaped buffer. Now that a residential area exists to the east, we feel a landscaped buffer is needed. Jody Knapp mentioned if Boart Longyear needs the space to maneuver their trucks, perhaps trees can be planted there. C-28-2016 PETITION BY WESTERN GARDENS REQUESTING CONDITIONAL USE FOR RECEPTIONS. THE PROPERTY IS LOCATED AT 4050 WEST 4100 SOUTH ON 2.45 ACRES AND IS ZONED C-1 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp reported in 2010 Western Garden Center amended City code to allow reception centers as a conditional use for greenhouses. In 2014 they went through the conditional use process for a reception center. One of the requirements for a reception center was to install a fire sprinkler system. Western Gardens has now returned because their previous application expired. Jody Knapp said the 3,000 sq.ft. retail store will be used as a reception center. Hours of reception will be 5:00 p.m.-10:00 p.m. She noted there is plenty of parking with the mix of tenants. There is a wall that separates the reception center from the residential area in the back. Planning Commission Study Session August 3, 2016 Page 4 There being no further business, the meeting was adjourned at 4:20 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant