Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session November 1, 2017 The meeting was called to order at 3:30 p.m. by Chair Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Clover Meaders, Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF Brock Anderson, Steve Lehman, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION Brandon Hill ZONE CHANGE APPLICATION Z-8-2017 PETITION BY AMBROSE GROUP, INC. REQUESTING A ZONE CHANGE FROM A (AGRICULTURE, MINIMUM LOT SIZE ½ ACRE) TO RM (MULTIPLE UNIT DWELLING RESIDENTIAL). THE PROPERTY IS LOCATED AT 5340 WEST 3500 SOUTH ON 1.09 ACRES. (STAFF – STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik said the applicant is requesting RM zoning so that townhomes may be built on this property. The existing home on the property will be demolished. Ambrose Group, Inc. has updated the elevations for the townhomes, but is not happy with the results. A new architect will be hired and the applicant has requested that this application be continued again to allow more time to modify the elevations and renderings of the townhomes. Planning Commission Study Session November 1, 2017 Page 2 SUBDIVISION APPLICATIONS SV-2-2017 WEST VALLEY CITY IS REQUESTING CONSIDERATION TO VACATE PORTIONS OF GIRARD STREET AND MONTROSE AVENUE IN THE ASBURY PARK ADDITION SUBDIVISION. MORE SPECIFICALLY, THE PORTIONS TO BE VACATED ARE THE WEST HALF OF GIRARD STREET AND THE NORTH HALF OF MONTROSE AVENUE. THE LOCATION OF THESE RIGHTS-OF-WAY ARE LOCATED AT APPROXIMATELY 2325 SOUTH AND 2600 WEST AND IS ZONED MANUFACTURING. (STAFF - STEVE LEHMAN AT 801-963- 3311) Discussion: Steve Lehman said this subdivision was recorded in the late 1890’s. The subdivision was laid out with 25’ wide lots. Many of the streets and alleys that were platted with the subdivision as dedicated rights of way were never built. Many of these rights of way have been vacated over the years. The north side of what would have been Montrose Ave and the west side of Girard Street were never vacated. Steve Lehman mentioned a court case that determined that if a road is not built, then it is not a road. This is partly the reason there has not been any action taken on vacating these rights of way. A storm drain is going to be installed in the area, so the City decided that it would be a good time to vacate these streets as a clean- up item. S-17-2017 SPENCER PRIEST, REPRESENTING THE PROPERTY OWNER, IS REQUESTING PRELIMINARY APPROVAL FOR THE FRITO-LAY SUBDIVISION. THIS PLAT WILL AMEND LOTS 303-306 OF THE WEST RIDGE COMMERCE PARK PHASE 3 SUBDIVISION. THE PROPERTY IS LOCATED AT 6301 WEST 4700 SOUTH AND IS ZONED MANUFACTURING. (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that Frito Lay would like to expand their plant. Steve Lehman said lots 303-306 of the Westridge Commerce Subdivision will be consolidated to create the Frito Lay Subdivision. S-19-2017 CHASE HUNSAKER IS REQUESTING PRELIMINARY APPROVAL FOR THE CHEVRON 5600 WEST SUBDIVISION. THIS SUBDIVISION WILL AMEND LOTS 1, 2 AND 3 OF THE JG SUBDIVISION. THE SUBDIVISION IS LOCATED AT 2455 SOUTH 5600 WEST AND IS ZONED MANUFACTURING. (STAFF - STEVE LEHMAN AT 801-963- 3311) Discussion: Steve Lehman said that Chevron would like to utilize this entire property. Now that this property will become commercial, the City will accept a small, 8’ dedication of property for a sidewalk. C-30-2017 PETITION BY YESCO REQUESTING A CONDITIONAL USE Planning Commission Study Session November 1, 2017 Page 3 AMENDMENT FOR AN ELECTRONIC MONUMENT SIGN FOR UTAH AUTO SPA. THE PROPERTY IS LOCATED AT 3151 SOUTH REDWOOD ROAD ON 0.9 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - BROCK ANDERSON AT 801-963-3361) Discussion: Brock Anderson said the applicant is asking for an additional 1’ of height on a monument sign. The extra 1’ of height can be offered as a bonus for installing landscaping surrounding the sign that is 4x the area of the sign. Brock Anderson explained that City Code specifies that the electronic (animated) portion of the sign cannot be greater than the static portion of the sign. The applicant provided an illustration which he feels shows that removing a portion of the static animation on the sign is more aesthetically pleasing. This would mean that the electronic portion of the sign would be larger than the static portion of the sign (24sqft and 18 sqft, respectively). Commissioner Porter suggested the electronic portion of the sign be reduced. PLANNING COMMISSION BUSINESS Townhouse Parking – Steve Pastorik Discussion: Steve Pastorik presented 2015 Census information regarding the average number of vehicles owned per household within the City. The average for rental properties was 1.6 vehicles. The average for homeowners was 2.3 vehicles. Steve Pastorik reported that City staff recently surveyed completed for-sale townhomes within the City between 7:00-8:00 p.m. on a weekday. They counted the total existing parking stalls, how many were utilized, and how many were open. They calculated the number of parking stalls being utilized per townhouse unit, assuming that all garage spaces are being used. Steve Pastorik also asked neighboring cities to report their required parking ratio for townhomes. Steve Pastorik concluded that utilized parking stalls per unit in townhomes ranges from about 2 to 2.33. Steve Pastorik said City staff is also working on a survey of parking at apartment complexes within the City. There being no further business, the meeting adjourned at 4:02 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant