Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session June 7, 2017 The meeting was called to order at 3:35 p.m. by Chair Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS David McEwen, Brent Fuller, Mathew Lovato, Clover Meaders, Martell Winters, Cindy Wood, and Harold Woodruff ABSENT: Darrick Porter WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION Brandon Hill Planning Commission Study Session June 7, 2017 Page 2 SUBDIVISION APPLICATIONS S-6-2017 GAIL WARR IS REQUESTING MINOR SUBDIVISION APPROVAL FOR THE LATHAM ESTATES SUBDIVISION. THE SUBDIVISION CONSISTS OF 2 LOTS ON .72 ACRES. THE PROPERTY IS LOCATED AT 3771 SOUTH 6000 WEST AND IS ZONED R-1-10 (SINGLE FAMILY RESIDENTIAL). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman reported this property will be subdivided in order to create a second home that will be built to the old standard. The existing home and the detached garage on this uniquely shaped flag lot will remain. A curved line subdivides the property. The line is curved in order to preserve existing shrubs that will provide a buffer between the two properties. The front lot is 13,300 sqft and the back lot is 12,000 sqft. Steve Lehman mentioned that he has not yet received any comments from surrounding residents regarding this property. S-7-2017 RICK EVERSON IS REQUESTING MINOR SUBDIVISION APPROVAL FOR THE JD SUBDIVISION. THIS SUBDIVISION WILL ALSO AMEND LOTS 44-50 OF THE CHESTERFIELD SUBDIVISION. THE NEW SUBDIVISION WILL CONSIST OF 2 LOTS ON .51 ACRES. THE PROPERTY IS LOCATED AT 1547 WEST CLAYBOURNE AVE AND IS ZONED R-1-6. (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman said the purpose of this application is to divide the property in to two lots for the purpose of building a new single family home. Steve Lehman explained the minimum lot size for most of the properties in the Chesterfield subdivision were roughly 50’ by 127’ feet. Over the years, some individuals have acquired more property. This owner has combined several properties to create one large piece. There is an existing single family dwelling and a detached garage on the property which will remain. A new single family home will be built on the newly created 9,180 sqft lot. Steve Lehman disclosed that there are no improvements along Claybourne Avenue. There are improvements along Lester Street. The Public Works Department will require a delay agreement for improvements if the roads in Chesterfield are upgraded to meet our current standards. CONDITIONAL USE APPLICATIONS C-12-2017 PETITION BY SILENCERCO REQUESTING CONDITIONAL USE APPROVAL FOR A MANUFACTURING FACILITY. THE PROPERTY IS LOCATED AT 5511 SOUTH 6055 WEST ON 3.37 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - JODY KNAPP AT 801-963- 3497) Planning Commission Study Session June 7, 2017 Page 3 Discussion: Jody Knapp said SilencerCo has acquired additional property for expansion. The north side of the SilencerCo property will be developed in two phases. The first phase will be a 40,000 sqft manufacturing facility. The second phase will be a two story office building. SilencerCo plans to build two more manufacturing facilities in the future. Jody Knapp explained this property has frontage on two roads. 5400 South is a high image arterial that requires 20’ of landscaping. SilencerCo has submitted an application for a development agreement that will appear before the City Council in a couple of weeks. SilencerCo is requesting some relief from the landscaping setback along the frontage of 6055 South by reducing it from 20’ to 5’ in some areas. The residential property to the east of SilencerCo is in Kearns. A 20’ landscaped buffer is required along the residential area. For background, Jody said a huge berm was installed in the 1980’s along the residential area instead of a concrete wall. The berm is about 40’ wide. It was landscaped at one time, but it has now gone to weeds. SilencerCo plans to landscape the berm. SilencerCo has had a history of parking problems and wants to maximize their parking space. 86 parking stalls will be added with the new phase that is being developed. Only 50 parking spaces are required. Jody Knapp received an email from a neighbor complaining about the noise at the existing SilencerCo manufacturing facility. She asked about installing additional sound buffering inside of the building. C-13-2017 PETITION BY TCL, INC. REQUESTING CONDITIONAL USE APPROVAL TO ALLOW SECURITY BARS ON DOORS AND WINDOWS AND FOR 50% WINDOW SIGN COVERAGE. THE PROPERTY IS LOCATED AT 3197 SOUTH REDWOOD ROAD ON 1.53 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL) (STAFF - GREG ROBINSON AT 801-965-7992) Discussion: Greg Robinson said the original conditional use for this strip mall property dated 2004 required that window signage be at or below 30% of the window area with no window bars. The applicant has chosen to secure their windows with bars and would like to amend window signage to 50% as per our current ordinance standard. Greg Robinson said that Code Enforcement discovered that window signage and bars on the windows were not in compliance with the conditional use requirements. Commissioner Lovato asked about the type of window bars that have been installed. Greg Robinson said the bars currently on the windows are permanent. Commissioner Winters asked why having bars on the windows would be prohibited as part of the conditional use. Commissioner Lovato said having bars on the windows looks bad. Commissioner Winters said temporary bars that Planning Commission Study Session June 7, 2017 Page 4 roll down look better. Greg Robinson noted that the bars painted black are less visible than those painted silver. C-14-2017 PETITION BY RUSSELL PLATT, REPRESENTING COBALT LANDING, REQUESTING CONDITIONAL USE APPROVAL FOR A RETAIL SHOPPING CENTER. THE PROPERTY IS LOCATED AT 3605 SOUTH REDWOOD ROAD ON 2.35 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp said access to this property is a 40’ private road off of Redwood Road. Commissioner Wood asked if the private road is the only access to the townhomes. Steve Lehman said the developer is coordinating a second access to the property, probably a gated Knox box. Pedestrian access is also needed from Redwood Road through the development. Conceptual drawings show no setback between the sidewalk and the two story warehouse. Commissioner Winters said as vehicles pull their wheels to touch the curb, there will only be a few feet for a person to walk by, which is not acceptable. City staff feel a 10’ setback would be reasonable there. Commissioner Woodruff suggested looking at moving the sidewalk away from the warehouse to the retail side of the street. Commissioner Woodruff asked if there is enough parking for a restaurant to be in the strip mall. Jody Knapp answered yes, there are 114 parking stalls and 97 are required. However, there is not enough parking for more restaurants. C-15-2017 PETITION BY WEST VALLEY CHEVRON REQUESTING CONDITIONAL USE APPROVAL FOR A CONVENIENCE STORE AND CARWASH. THE PROPERTY IS LOCATED AT 5565 WEST 2400 SOUTH ON 4.24 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp said a gas station will be developed on this property with a car wash and fast food tenant with a drive thru. Street scape requirements are called for along 5600 West. The building will either be made with stucco and brick or rock. 6’ tall monument signs with electronic messaging are planned along 5600 West. There being no further business, the meeting adjourned at 4:12 p.m. Respectfully submitted, _______________________________________ Planning Commission Study Session June 7, 2017 Page 5 Brenda Turnblom, Administrative Assistant