Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session September 7, 2016 The meeting was called to order at 3:31 p.m. by Vice Chair Fuller at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Brent Fuller, Mathew Lovato, Jack Matheson, David McEwen, Clover Meaders, and Martell Winters ABSENT: Latai Tupou and Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF: Brock Anderson, 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 Planning Commission Study Session September 7, 2016 Page 2 SUBDIVISION APPLICATIONS S-22-2016 KEN MILNE IS REQUESTING FINAL PLAT APPROVAL FOR THE NEWTON FARM SUBDIVISION. THE SUBDIVISION CONSISTS OF 61 LOTS ON 26 ACRES. THE SUBDIVISION IS LOCATED AT APPROXIMATELY 3750 SOUTH 6400 WEST AND IS ZONED RE (RESIDENTIAL ESTATE). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman reported the developer of this property is donating 1.1 acres for a large park. The adjoining Clearstone Subdivision, Phases I and II are currently under construction. The developer of the Clearstone Subdivision has already has installed water, sewer and storm drain lines. Due to the 11’ elevation difference between the Clearstone and Newton Farm Subdivisions, Ken Milne has asked that a planned road between the two developments be changed to a knuckle in order to avoid the tremendous amount of fill that would be needed to bring the two subdivisions to the same level. Steve Lehman mentioned a connection from the Newton Farm Subdivision to 6655 West. The developer has petitioned City administration for a non- connection. The pros and cons of this connection have been weighed. The surrounding neighborhood does not want the connection. The City Manager does not want a trail there because trails have been problematic in the past. Mr. Milne will later petition vacation of a street in order to meet City ordinances. Steve Lehman said there has been coordination between City staff and developers to make sure each street is built in conjunction with each development as opposed to independently. As part of the development agreement, the subdivision is required to have an entry feature. Steve Lehman confirmed that Ken Milne plans a grandiose stone entrance with landscaping. Two model homes will be positioned on 6400 West and will be open next spring. A soils investigation was done in August. Nine test pits were dug 10’ in depth and no groundwater was found. S-23-2016 GLEN LENT, REPRESENTING OAKWOOD HOMES IS REQUESTING A PLAT AMENDMENT FOR LOTS 101-108 AND PORTIONS OF PARCEL A OF THE VILLAGES AT WESTRIDGE PHASE 1 PUD. THE AMENDED PLAT CONSISTS OF 7 LOTS AND 1 PARCEL ON APPROXIMATELY .42 ACRES. THE SUBDIVISION IS LOCATED AT 5345 SOUTH 5680 WEST AND IS ZONED R-1-4 (SINGLE FAMILY RESIDENTIAL). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman related that when the developer came in to plat Phase II to the north, there was a discussion about the architecture being presented. A decision was made to reflect a more mansion style home. Phase I has lagged in sales because of the small size of the units, single car garages, and a poor floor Planning Commission Study Session September 7, 2016 Page 3 plan. Oakwood Homes decided to change the architectural style of the houses. There will be four-plexes, six-plexes, and a seven-plex building. All units will have two-car garages with driveways in front. Units will be bigger and will include basements. Materials will be fiber cement siding and stone. Phase III will include a 1.3 acre City park in the northwest corner of the project. 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) CONTINUED FROM THE AUGUST 10, 2016 PLANNING COMMISSION PUBLIC HEARING Discussion: Jody Knapp explained public comment on this application was opened and closed at the last public hearing and will remain closed unless we choose to reopen it. This site was originally developed in 1985 as a Mervyn’s distribution center. When this application was approved, there were residential uses along one side, but not on the south side. A 70’ wide landscaped buffer was installed that narrows to 32’. This buffer is much larger than the 20’ that City ordinance currently requires. Today there are residences on both the east and south sides. Surrounding residents do not want to lose this landscaped space, but it is on private property, not a City park. Surrounding residents are also concerned about the surfacing of the storage areas. Jody Knapp described the use of the existing building: 32,000 sqft will be office space, 200,000 sqft will be warehouse space, and 41,000 sqft will be used for manufacturing and a shop. Jody Knapp showed an updated site plan. Recycled asphalt will be used under outside storage on the south side to help eliminate dust issues and gravel on the north. A new precast wall will be put up. Jody Knapp said racking does need to be mounted on a hard surface. There will be an apron of concrete under the racks. Jody Knapp presented the landscaping plan. Twenty existing trees will be removed and replaced with 67 trees. Where there are no trees, 33 more trees will be planted. Because some residents voiced concern about explosives on the property, Commissioner Meaders asked that no explosives be listed as one of the conditions. Jody Knapp said she will add that. Commissioner Fuller said surrounding neighbors will argue that landscaping should remain as shown on the original plan. He asked for legal opinion. Planning Commission Study Session September 7, 2016 Page 4 Brandon Hill said this is a new application and we evaluate it according to the ordinances that exist now. In many respects, the proposed landscaping plan provides more landscaping than what was there to begin with. Commissioner Meaders reasoned that trees will do more to separate the residential area from the manufacturing area than will a lawn. Jody Knapp confirmed the spacing of the trees will be denser than what was there before. Jody Knapp showed turning movements for trucks on the property. Commissioner Matheson said he did not realize the property had access from 2400 South, he thought there was only access from 3600 West. He feels the truck movements will work well. Commissioner Fuller asked what will be done with the large asphalt area in the center of the site plan labeled “Subject property, existing paved area to remain undisturbed”. Perhaps outside storage could be placed there. Jody Knapp said no racking is shown there. Jody will get more information on that space. C-32-2016 PETITION BY WRIGHT DEVELOPMENT GROUP REQUESTING CONDITIONAL USE FOR THE STOP, A CONVENIENCE STORE WITH A DRIVE THROUGH WINDOW. THE PROPERTY IS LOCATED AT 5557 WEST 2400 SOUTH ON APPROXIMATELY 2.95 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - LEE LOGSTON AT 801-963- 3531) Discussion: Lee Logston said the proposed plan meets the requirements of the 5600 West overlay zone. Entrances to the property and how they relate to surrounding properties were discussed. Lee Logston commented that Public Works is amenable with the entrances as they are and will not require shared access. However, the developer may submit a shared access proposal in the future. Lee Logston indicated sidewalks in the M (Manufacturing) zone are generally installed on the north and east sides of streets. Commissioner Matheson agrees sidewalks on this property should be installed now, even if there are no other sidewalks in the area. C-33-2016 PETITION BY GA ARCHITECTS APPEALING LANDSCAPING REQUIREMENTS ALONG A HIGH IMAGE ARTERIAL. THE PROPERTY IS LOCATED AT 2233 SOUTH 1800 WEST ON 1.70 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - JODY KNAPP 801- 963-3497) Discussion: Jody Knapp said the existing building was built in 1978 as a distribution warehouse for engines and vehicle components. The original tenant has occupied the building until a few months ago. The new owners are looking to double the size of the building. Planning Commission Study Session September 7, 2016 Page 5 Jody Knapp explained this landscaping appeal is based on the need for space to maneuver trucks. 5% landscaping is required in the M zone and there is currently 14% landscaping on this property. The property owner plans to add another 3,000 sqft of new landscaping, bringing landscaping to 18-1/2%. Commissioner Winters summarized that the landscape percentage requirement has been exceeded, but landscaping needs to be distributed in such a way that trucks can better maneuver. C-35-2016 PETITION BY DENT MASTERS REQUESTING CONDITIONAL USE FOR AN AUTO DETAILING BUSINESS. THE PROPERTY IS LOCATED AT 2437 SOUTH 3270 WEST ON 1.21 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - RYAN HARRIS AT 801-965-7991) Discussion: Jody Knapp said Dent Masters has an existing business in Salt Lake City and they are moving their detailing shop to this location. No body work or painting will be done at this site. Washing, vacuuming and detailing of vehicles will be done. Jody Knapp reported the owners have worked with Granger Hunter Water Improvement District to have wash facilities inside of the building. There will be four auto detailers and two office personnel. They can work on approximately fifty vehicles at a time, taking 2-3 days per vehicle. A future retail facility is planned. The area in back of the building needs to be a hard surfaced area. C-36-2016 PETITION BY TODD THATCHER, REPRESENTING JACK-IT, INC., REQUESTING CONDITIONAL USE APPROVAL FOR AN AUTO SERVICE BUSINESS. THE PROPERTY IS LOCATED AT 1602 WEST 3500 SOUTH ON 0.64 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - BROCK ANDERSON AT 801-963-3361) Discussion: Brock Anderson explained that Jack-It, Inc. will be moving from their current facility into the Wallpaper Warehouse building and paint store. They will do a combination of retail and installation of aftermarket auto parts such as bumpers, winches, lights, and suspension parts. They also do e-commerce. With five service bays, 30 parking stalls are required, 33 spaces exist. Renovations will be done to the building. Portions of the second floor will be taken out to accommodate services bays and a showroom. Brock Anderson indicated three more trees need to be added along the road. There is an existing multi-tenant pole sign. Because this will be a single tenant building, we will require it be converted to a monument sign. Commissioner Winters noted the existing space for the monument sign is small, and may not meet the 100 sqft landscaping requirements. Brock Anderson said he will look into that. C-37-2016 PETITION BY MIDLAND ENTERPRISES, LLC, REQUESTING Planning Commission Study Session September 7, 2016 Page 6 CONDITIONAL USE FOR PIONEER CENTER, AN AUTO SERVICE AND RETAIL SHOPPING CENTER. THE PROPERTY IS LOCATED AT 2665 SOUTH REDWOOD ON .74 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp described this as a vacant parcel with a walking bridge next to it. There will be nine units altogether. The property must meet the Redwood Road streetscape requirements. The north side of the proposed building will need more relief to meet commercial design standards. There being no further business, the meeting adjourned at 4:46 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant