Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session December 7, 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, Jack Matheson, David McEwen, Clover Meaders, Latai Tupou, Martell Winters, and Harold Woodruff ABSENT: Mathew Lovato WEST VALLEY CITY PLANNING DIVISION STAFF: Jody Knapp, Steve Lehman, Steve Pastorik, Greg Robinson, and Brenda Turnblom WEST VALLEY CITY LEGAL DEPARTMENT: Brandon Hill GENERAL PLAN CHANGE APPLICATION GP-1-2016 PETITION BY WEST VALLEY CITY REQUESTING AN AMENDMENT TO THE WEST VALLEY CITY GENERAL PLAN TO UPDATE THE CITY’S MODERATE INCOME HOUSING PLAN. (STAFF – STEVE PASTORIK 801-963-3545) Discussion: Steve Pastorik explained that state law requires that we do an update to the City’s Moderate Income Housing Plan every two years. In the past we have only looked at the affordable housing supply in our City. This time we compared Planning Commission Study Session December 7, 2016 Page 2 housing affordability in our city with other cities throughout Salt Lake County. We feel that providing affordable housing is a regional issue. Our city is more affordable than most, and in some cases we are the most affordable. Our focus is on preserving the affordable housing units we already have, and where appropriate, creating new housing. We feel the Lakepark 4-plexes on Redwood Road would be an ideal place to develop new, affordable housing units. GPZ-3-2016 PETITION BY WEST VALLEY CITY REQUESTING A GENERAL PLAN CHANGE FROM MEDIUM DENSITY RESIDENTIAL TO NON-RETAIL COMMERCIAL AND A ZONE CHANGE FROM RM (RESIDENTIAL, MULTI-FAMILY) TO A (AGRICULTURE, MINIMUM LOT SIZE ½ ACRE). THE PROPERTY IS LOCATED AT 4500 SOUTH 2700 WEST ON 15.6 ACRES. (STAFF – STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that last May the City approved zoning for a senior condo project. After the City Council approved the zoning of the project, the applicant, Joe Colosimo, decided not to pursue the development. The contract lapsed and the applicant did not sign the development agreement. Steve Pastorik spoke to the property owner’s representative, who then chose to revert back to the original zoning. In order to prevent this from happening again, staff will ask applicants to sign any development agreement prior to appearing before the City Council. GPZ-6-2016 PETITION BY JOSE RODRIGUEZ REQUESTING A GENERAL PLAN CHANGE FROM MIXED USE TO GENERAL COMMERCIAL AND A ZONE CHANGE FROM RB (RESIDENTIAL BUSINESS) TO C-2 (GENERAL COMMERCIAL). THE PROPERTY IS LOCATED AT 5430 WEST 3500 SOUTH ON 0.49 ACRES. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik said this property is surrounded by several different zones. We want to keep commercial zoning surrounding the intersection. The applicant intends to use this property for used car sales. Chair Meaders asked if we have received any letters from surrounding neighbors. Steve Pastorik answered no. Commissioner Woodruff asked if the existing house on the property will be used as an office. Steve Pastorik answered yes. If zoning is approved, landscaping will be required along both 3500 South and 5450 West, pavement will need to be installed, and a conditional use permit will be required. Commissioner Tupou asked about fencing. Steve Pastorik said a masonry wall will be required along the north property line. ZONE CHANGE APPLICATION Z-9-2016 PETITION BY JERRY DAVIS REQUESTING A ZONE CHANGE FROM ZONE A (AGRICULTURE, MINIMUM LOT SIZE 1/2 ACRE) TO R-1-10 (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 10,000 SQ. Planning Commission Study Session December 7, 2016 Page 3 FT.). THE PROPERTY IS LOCATED AT 3771 SOUTH 6000 WEST ON 0.63 ACRES. (STAFF - STEVE PASTORIK AT 801-936-3545) Discussion: Steve Pastorik explained that this property is eligible for R-1-10 zoning. There is an existing home on this property and the applicant would like to create a flag lot for a second home. Steve Pastorik noted that a property under one acre that is subdivided to create a new lot is eligible to be built to a reduced, prior standard in lieu of our latest standard. SUBDIVISION APPLICATIONS PUD-2-2016 RUSS PLATT IS REQUESTING PRELIMINARY APPROVAL FOR THE COBALT LANDING PUD. THE PROJECT WILL CONSIST OF 72 RESIDENTIAL UNITS AND 2 COMMERCIAL PARCELS LOCATED ON APPROXIMATELY 9.6 ACRES. THE SUBJECT PROPERTY IS LOCATED AT 3579 SOUTH REDWOOD ROAD AND IS ZONED RM AND C-2. (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that the unit count of this development allows for a single point of access, but we hope the developer will work with the neighboring Millburn Manor to create a secondary access as an added measure of protection. Steve Lehman mentioned that we are only reviewing the residential part of this plat. Review of the commercial development will take place at a later date. The Public Works Department recommends a wider access to this property in order to reduce stacking problems and to allow for right turn, left turn, and center lanes. The development agreement calls for an entry monument. We are working with the developer to creating an open space to place the entry feature. Each unit will have a two car garage and 2/3 of the units will have driveways that allow parking in the front. There will be 281 parking spaces, only 144 are required. That is 3.9 parking spaces per unit. Steve Lehman indicated that setbacks are per the RM (Residential Multi-Family) zone. A large amount of fill has been brought in outside the east boundary of the site, higher than the fence line. Steve Lehman is uncomfortable with the setback and height on the east side of the property because of the elevation of the fill. The developer says he will remove 2-3’ of the fill. A soils report will also be required. Commissioner Fuller asked about storm water retention. Steve Lehman said storm water is a major concern here. The developer proposes to use a retention basin with a 4’ depth. The 4’ depth of the basin makes it not usable as recreation space. If there is a flood, water sits in the retention basin for hours, it will become muddy and start to grow weeds. Another area needs to be found for the required 15% open space. Planning Commission Study Session December 7, 2016 Page 4 Steve Lehman announced that starting in 2018 the City will require a low impact design calling for every development like this to retain all water on site. This will be a federal mandate. One option is to store storm water underground. S-27-2016 DAVE DRAPER, REPRESENTING WEST VALLEY PAVILION LLC, IS REQUESTING A PLAT AMENDMENT TO LOTS 3 AND 5 OF THE WEST VALLEY PAVILION SUBDIVISION. THE PURPOSE FOR THE SUBDIVISION IS TO CREATE AN ADDITIONAL BUILDING LOT. THE PROPERTY IS LOCATED AT APPROXIMATELY 2663 SOUTH ANNA CAROLINE DRIVE ON 13.21 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman reported that sales of this property are struggling because of the large sized lots. This plat amendment is to create more manageably sized properties. CONDITIONAL USE APPLICATIONS C-48-2016 PETITION BY ALLIED ELECTRIC SIGN REQUESTING A CONDITIONAL USE AMENDMENT FOR A POLE SIGN AT THE MOUNTAIN WEST TRUCK CENTER. THE PROPERTY IS LOCATED AT 7114 W SR 201 NORTH FRONTAGE ROAD ON 14.94 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - BROCK ANDERSON AT 801-963-3361) Discussion: Brock Anderson related that Mountain West Truck Center is asking for one sign, 60’ tall, with an area of 194 sq. ft. The sign will be placed on the SE corner of the property and setback about 55’ from the front property line. The landscaped area needs to be at least 2x the area of the sign itself, which will be 390 sq. ft. of landscaping. The pole sign will be architecturally compatible with the building style, colors, and/or materials. C-49-2016 PETITION BY HUGHES GENERAL CONTRACTORS, REPRESENTING H&E EQUIPMENT SERVICES, REQUESTING CONDITIONAL USE APPROVAL FOR A HEAVY EQUIPMENT RENTAL, SERVICE AND PARTS FACILITY. THE PROPERTY IS LOCATED AT APPROXIMATELY 5065 WEST 2400 SOUTH AND IS ZONED M (MANUFACTURING). THE NEW DEVELOPMENT WILL BE ON 9.95 ACRES OF A 34.11 ACRE PARCEL. (STAFF - JODY KNAPP AT 801-963- 3497) Discussion: Jody Knapp reported that H&E Equipment Services sells and rents earth moving equipment as well as provides parts and service. H&E Equipment Services plans to move their facilities to the south end of this property. Equipment stored on the property will include cranes, earth moving equipment, and forklifts. Planning Commission Study Session December 7, 2016 Page 5 Jody Knapp disclosed that H&E Equipment Services does not have to meet Commercial Design Standards. The 5% minimum landscaping requirement has already been met. Building A will be a concrete tilt-up building that is a little over 30,000 sq. ft. It will house an office, service bay, wash bay, tool storage area, as well as a locker room and shops for employees. Building B will be similar to building A and will be used for crane rentals and maintenance. A battery charging station is also planned. Public Works is reviewing the property to see if a sidewalk will be required. Signs will be on the building, no pole sign. C-50-2016 PETITION BY INTERWEST BROKERAGE REQUESTING CONDITIONAL USE APPROVAL FOR AN OFFICE/WAREHOUSE BUILDING. THE PROPERTY IS LOCATED AT 1893 WEST 3600 SOUTH ON 0.45 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp said Interwest Brokerage sells and markets confections, food, and non-food consumer goods. Corporate staff will occupy the 5,700 sq. ft. building. There will be warehouse space in the back of the building to contain product samples. C-51-2016 PETITION BY DS AUTO SALES REQUESTING A CONDITIONAL USE AMENDMENT FOR AUTO SALES. THE PROPERTY IS LOCATED AT 2730 SOUTH CONSTITUTION BOULEVARD ON 1.05 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - GREG ROBINSON AT 801-965-7992) Discussion: Greg Robinson said this building existed prior to the City being incorporated, so we do not have a landscaping plan for the property. The existing building holds nine tenants. This tenant will be required to have five parking spaces; three in front of the building and two in back. The applicant is aware that the parking spaces can only be used for employee or customer parking, not for auto display. Greg Robinson showed the 1,800 sq. ft. unit will house an office in the front and will store up to eight vehicles inside the back. Signage will be limited to what is on the building, there will be no pole or monument signs. The unit will be used for auto sales only, no repair or maintenance. Greg Robinson reported that he has explained to the applicant that vacuuming and minor detailing can be done on site, but any washing of vehicles will need to be done at a car wash. There being no further business, the meeting adjourned at 4:28 p.m. Respectfully submitted, Planning Commission Study Session December 7, 2016 Page 6 _______________________________________ Brenda Turnblom, Administrative Assistant