Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session July 18, 2018 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, and Cindy Wood ABSENT Darrick Porter and Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF Brock Anderson, Steve Lehman, Steve Pastorik, and Brenda Turnblom ZONE CHANGE APPLICATION Z-9-2018 PETITION BY WEST VALLEY CITY REQUESTING A ZONE CHANGE FROM A (AGRICULTURE, MINIMUM LOT SIZE ½ ACRE) TO C-2 (GENERAL COMMERCIAL) ON PROPERTY LOCATED AT 3316 SOUTH 5600 WEST ON 1.01 ACRES. (STAFF – STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik explained that we are trying to make the zoning on this property more consistent with the surrounding properties. We do not want a wall here because we have had problems with vagrants on the property. About a year ago, we asked the owner to clear the vegetation from the site so it is less hidden. SUBDIVISION APPLICATION S-11-2018 KEN OLSON IS REQUESTING PRELIMINARY APPROVAL FOR THE RESERVE SUBDIVISION. THE SUBDIVISION CONSISTS OF 8 LOTS ON 3 ACRES. THE PROPERTY IS LOCATED AT 3755 SOUTH 5450 Planning Commission Study Session July 18, 2018 Page 2 WEST AND IS ZONED RE (RESIDENTIAL ESTATE). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman said the developer would like to keep the existing home on this site and preserve the large trees along the east right-of-way. The width of the street will be increased 3’. Steve Lehman reported that the developer applied for a zone change that included setback and frontage variances which was denied by the City Council. A new subdivision plan has been submitted with a private street and hammerhead access. The street will have a modified curb system that will allow water to flow into an existing drainage ditch. This new plan meets the provisions of the RE zone. Steve Lehman is concerned about the topography of this subdivision. There is a 20% slope along the north and east property lines. Steve Lehman mentioned he will discuss ways to mitigate the slope with the Public Works Department. Perhaps walkout basements will help. Commissioner McEwen asked if there will be sidewalks in the subdivision. Steve Lehman said sidewalks exist on the east side north of this property, but for the most part, sidewalks do not exist along 5450 West. Commissioner McEwen is concerned about children walking to school in the street without a sidewalk. Commissioner Winters feels it is important to preserve the trees along 5450 West. Steve Pastorik reported that many years ago the City Council asked staff to look in to installing sidewalk in a neighborhood that was built in the 50’s or 60’s. The estimated cost was in the millions of dollars for tying in fences and replacing irrigation and driveways. The City does not have the resources to retrofit sidewalks in neighborhoods that were built without them. Steve Lehman said we have problems when water from a property with curb and gutters is next to a property with no improvements. Water runoff just goes down the street. However, we cannot require developers to make improvements on other properties they don’t own. Commissioner Lovato asked if the homes along 5450 West will front the road. Steve Lehman said two lots will front and two others will side 5450 West. Commissioner Fuller asked if all four homes should face 5450 West for better aesthetics. Due to the lot dimensions and in order to access the private street, Steve Lehman said two properties will side 5450 West, which is better than backing the street. CONDITIONAL USE APPLICATION C-13-2018 PETITION BY JAMES CARROLL REQUESTING CONDITIONAL USE APPROVAL FOR A SHOPPING CENTER. THE PROPERTY IS LOCATED AT 1741 AND 1751 WEST 3100 SOUTH ON 1.47 ACRES AND Planning Commission Study Session July 18, 2018 Page 3 IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - BROCK ANDERSON AT 801-963-3361) CONTINUED FROM JULY 11, 2018 PUBLIC HEARING. Discussion: Brock Anderson recapped that the second access that was requested by the applicant and others at the last public hearing was denied. The Planning Commission does not have the power to grant a second access, as it is against City Code. There was a dead end behind Building A where cars and trucks could not turn around if they were to drive in there. The applicant wanted to drive over the landscaped area to exit, which was not approved. Brock Anderson presented a new plan that no longer has the road to nowhere in the back. The plan meets all setback requirements. This new plan needs 55 parking stalls, based on intensive retail use of the property. There is no parking planned in front of the garage doors. The garage will be accessed from the front of the building. The garage doors will be made of glass. There is a cross-access agreement with the neighboring Chevron. There being no further business, the meeting adjourned at 4:05 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant