Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session June 6, 2018 The meeting was called to order at 3:33 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 Steve Lehman, Jody Knapp, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION Eric Bunderson SUBDIVISION APPLICATIONS PUD-1-2018 BRAD REYNOLDS IS REQUESTING PRELIMINARY APPROVAL FOR THE VILLAGES AT 27TH. THE PROPOSED DEVELOPMENT CONSISTS OF 147 TOWN HOME UNITS ON 15.61 ACRES. THE SITE IS LOCATED AT 4530 SOUTH 2700 WEST AND IS ZONED RM (MULTIPLE UNIT DWELLING RESIDENTIAL). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman said there will be a grand entrance to this development off of 2700 West with a landscaped island. The dedicated, private streets within this development will have sidewalks and park strips. There will be 2, 3, 4, 5 and 6-plex units here. All garage doors will be required to have windows per the development agreement. Materials will be brick, stone, fiber cement, and stucco. Roofs will have steep pitches. The units will have many windows in different shapes and sizes. Corner units will have side loading garages which will make the architecture more pleasing. Units on the north side will be pushed into the hillside. Steve Lehman mentioned Planning Commission Study Session June 6, 2018 Page 2 there is a boundary dispute on top of the hill on the north side, which the developers need to resolve outside of this review. Steve Lehman reported that guest parking spaces will be scattered throughout this project. Amenities will include a large play area, trail systems, a pavilion, sports court, and others that will be outlined in the staff report. 47% of the property will be large open spaces. Steve Lehman said there will be street lights and pedestrian lighting on pedestals rather than on poles. Chair Meaders asked how deep the backyards will be. Steve Lehman answered approximately 20’. Steve Lehman said a precast masonry wall with 5’ landscaping and a sidewalk will be installed along 2700 West. Fencing on the west and north will be vinyl. A retaining wall will be installed due to the elevation difference, with the vinyl fencing on top of that. Steve Lehman disclosed that a tremendous amount of fill is needed because this property is about 8’ below the level of the street. Steve Lehman said a large amount of fill was brought to this site in 2010, containing pipes, 2x4s, etc. The right permits for dumping this fill were not obtained, and the operation was shut down. We are now requiring a separate geotechnical report be done for every structure being built here. Now that basements are being proposed, the basements will be beneath the fill line. Steve Lehman mentioned that water runoff from the neighboring Driver’s Education property will be routed to underground storage on this property to 2700 West. Steve Lehman said he has visited other projects by this developer in Riverton and West Jordan. They do high quality work with attractive architectural elements. S-8-2018 DREW MENLOVE IS REQUESTING PRELIMINARY APPROVAL FOR THE BUSINESS VILLAGE CONDOMINIUMS AMENDED. THIS APPLICATION WILL VACATE AND AMEND BUILDINGS B, C AND D AND WILL CREATE BUILDING G. THE PROJECT SITE IS LOCATED AT 2722 SOUTH REDWOOD ROAD AND IS ZONED M (MANUFACTURING). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman reported that the developer would like to abandon the three existing building pads on this site to create one large building to be used for storage. Steve Lehman stated that he received a call from a neighboring property owner, Mr. Brubaker, who is concerned that a large delivery truck may block access to the site. The owner of this property, Mr. Hansen, reported that Mr. Brubaker doesn’t have enough parking on his property, so he is parking on the neighboring property. Steve Lehman said he urged the two property owners to resolve their parking issues by next week, or this application may be continued at the next Planning Commission public hearing. CONDITIONAL USE APPLICATION Planning Commission Study Session June 6, 2018 Page 3 C-10-2018 PETITION BY WOODWARD AND MOODY REQUESTING A CONDITIONAL USE AMENDMENT FOR OUTSIDE STORAGE. THE PROPERTY IS LOCATED AT 6778 WEST SR-201 NORTH FRONTAGE ROAD AND IS ZONED M (MANUFACTURING) ON 10 ACRES. (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp said about half of this property is covered in concrete. There is an asphalt road that goes around the property for fire access. Jody Knapp reported that the property owner has been approached by trucking companies wanting to store their trucks and trailers in this yard. Vehicles with rubber tires will be stored on the concrete area and heavy equipment will be stored on the gravel area. Landscaping on the property looks good, however a few dead trees need to be replaced. The gravel area needs weed removal and the asphalt road needs the gravel swept off. MISCELLANEOUS M-3-2018 REAL ESTATE INVESTMENT PARTNERS, LLC IS REQUESTING A LANDSCAPING EXCEPTION FOR PROPERTY LOCATED AT 3749 SOUTH CONSTITUTION BOULEVARD. THE PROPERTY IS ZONED C-2 (GENERAL COMMERCIAL) ON 2.39 ACRES. (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp said there are three tenants in this building. The Tag’s thrift store on the north side will be changed to a Planet Fitness and Zurchers and the grocery store will remain. The valuation on this conditional use permit was $850,000, which triggers requirements for landscaping along high image arterials. The developer is asking for landscaping relief along 2700 West. Landscaped islands will be added to the parking lot and existing landscaping will be increased. A dumpster enclosure will be added as part of this project. There being no further business, the meeting adjourned at 4:16 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant