Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session August 17, 2016 The meeting was called to order at 3:37 p.m. by Vice Chair Fuller at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Brent Fuller, David McEwen, Mathew Lovato, Martell Winters, and Harold Woodruff ABSENT: Jack Matheson, Clover Meaders, and Latai Tupou WEST VALLEY CITY PLANNING DIVISION STAFF: Jody Knapp, Steve Lehman, Lee Logston, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY COMMUNITY AND ECONOMIC DEVELOPMENT: Freyja Johnson Planning Commission Study Session August 17, 2016 Page 2 SUBDIVISION APPLICATIONS S-13-2016 ADAM NASH IS REQUESTING FINAL PLAT APPROVAL FOR THE SUNRISE ACRES SUBDIVISION. THE SUBDIVISION CONSISTS OF 12 LOTS ON 8.6 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 said this property has previously been used to grow alfalfa. New subdivision lots will average 15,000 sqft. Access to the property will be from 6535 West. Applied Geotechnical Engineering Consultants, Inc. (AGEC) did a soils report, and groundwater was not encountered to a depth of 42’. There should be no problem putting basements here. Storm drainage was discussed. Lots will retain water generated from their individual lots. Water generated from the road will sheet flow to a water detention box and then will be iped west to the Celebration Subdivision. Commissioner Winters asked how many homes can be built with one access road. Steve Lehman said up to 30 homes can have single point access. A stub road will later connect to the neighboring property to the east. S-18-2016 MINDY DANSIE IS REQUESTING FINAL PLAT APPROVAL FOR THE and JUNIPER ACRES SUBDIVISION. THE SUBDIVISION CONSISTS OF 27 S-19-2016 LOTS ON 8.5 ACRES. THE SUBDIVISION IS LOCATED AT APPROXIMATELY 4570 SOUTH 6000 WEST AND IS ZONED R-1-8 (SINGLE FAMILY RESIDENTIAL). (STAFF - STEVE LEHMAN AT 801- 963-3311) Discussion: Steve Lehman said the Juniper Acres Subdivision had a development agreement rezone in 2008 which was initiated by the Mountain View Corridor coming through. There is a stub road coming out of the Vistas Subdivision to the north. There are three points of access to this subdivision from 6000 West. This property is being sold by UDOT to the developer. After receiving preliminary plat approval, UDOT would not allow them to develop the eastern portion of this property. The developer has now submitted a new design. The developer lost eight lots with the new design. There are no changes to the general layout of the subdivision other than access. There are still three access points from 6000 West, but two of them will now end in cul-de-sacs. The third access will connect to the subdivision on the north. A new City park will be developed nearby. The area to the east of the subdivision is in UDOT’s possession. We have asked the developer to plant native vegetation on the property to the east so it doesn’t just grow weeds. The Mountain View Corridor trail will be on the west side of the new highway. Steve Lehman reported this project will be in two phases. The Public Works Department will require that the park strip in the cul-de-sacs be stamped, colored Planning Commission Study Session August 17, 2016 Page 3 concrete so that it is maintained where no lots are fronting. The developer is contemplating putting in a landscaped area on the back of the fence. There will not be any back facing lots. S-21-2016 WEST VALLEY CITY IS REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE FAIRBOURNE STATION PHASE 3 SUBDIVISION. THIS SUBDIVISION WILL ALSO AMEND LOTS 15-18 OF THE HOLMBERG SUBDIVISION, LOTS 8A-11 OF THE LEHMAN SUBDIVISION AND WILL AMEND AND EXTEND PARCEL C OF THE FAIRBOURNE STATION PHASE 1 SUBDIVISION, AND PARCEL B OF THE FAIRBOURNE STATION PHASE 2 SUBDIVISION. THE SUBDIVISION WILL ALSO VACATE VARIOUS PUBLIC UTILITY EASEMENTS. THE SUBDIVISION WILL CONSIST OF 1 LOT AND 1 PARCEL, AND WILL DEDICATE A PORTION OF 3030 WEST. THE PROPERTY IS LOCATED AT APPROXIMATELY 2950 WEST 3550 SOUTH AND IS ZONED CC. (STAFF - STEVE LEHMAN AT 801-963- 3311). Discussion: Steve Lehman said lots on Holmberg Street and Lehman Ave (3550 South) have been vacated, along with any public utility easements that were on those properties. A new road is under construction on 3030 West. A traffic signal will be installed on 3500 South. Steve Pastorik said northbound traffic on 3500 south can turn left or right, but will not be able to go straight through to the subdivision. A four-way intersection consumes more green time. This subdivision will be right in, right out. A median will prohibit left turns from the neighborhood. Steve Lehman stated parcels west of 3030 West will be owned, landscaped, and maintained by the City. Steve Pastorik said a precast wall will be installed next to the Aspen Village Apartments. CONDITIONAL USE APPLICATIONS C-29-2016 PETITION BY UTAH WVC SURPLUS PROPERTY, LLC REQUESTING A CONDITIONAL USE AMENDMENT FOR THE 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 explained the Planning Commission previously approved plans for a pole sign application for this property on June 22, 2016. City ordinance allows a maximum 200 sq ft area for pole signs. The applicant now is asking to make the pole sign larger; 27’ high with an area of 234 sq ft. The Planning Commission must determine if an exception to the maximum area of the pole sign will be allowed. Planning Commission Study Session August 17, 2016 Page 4 Lee Logston indicated there are two existing pole signs and a monument sign at the Shoppes at Lake Park. The applicant does have an easement agreement with the Café Rio building owner to place this sign. C-30-2016 PETITION BY WEST VALLEY CITY PARKS DEPARTMENT REQUESTING CONDITIONAL USE FOR GREATER SOUTHRIDGE TRAILHEAD SIGNAGE. THE PROPERTY IS LOCATED AT 5706 SOUTH WOODVIEW DR. (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp reported the West Valley City Parks Department is improving a trailhead at this location. There is an existing cell tower on the site. A sign is proposed at this location, the first of a design that will later be installed at other stops along the trail. The Planning Commission needs to review this monument sign as a conditional use because it is supported by 4”x4” powder coated black steel poles instead of a solid base. The sign will be composed of three metal panels sandwiched together. The outer panels will have laser cut writing on them and the center will be made of galvanized metal. The mountain design on the sign will mimic the mountains that are seen along the trail. Jody Knapp mentioned there may be residents attend the next Planning Commission Public Hearing who have questions regarding the Greater Southridge Trailhead Park. However, this application is only for the sign. Representatives from the Parks Department will be available after the public hearing in case people have questions and want to discuss the park design. Commissioner Fuller asked if there will be any parking spaces associated with this trailhead. Jody Knapp answered no, the intent is that this be a stop for people traveling along the trail, not a park. This trailhead will include some crushed gravel with exercise equipment, a drinking fountain, and a seat wall. Lodestone Park is located to the south at the next major intersection and parking is provided there. Steve Pastorik noted one nice thing about the trail is there will be overpasses to cross major streets such as 3500 and 4100 South. There being no further business, the meeting was adjourned at 4:41 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant