Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting December 5, 2018 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, Mathew Lovato, David McEwen, Clover Meaders, Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF Brock Anderson, Jody Knapp, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION Brandon Hill ZONE CHANGE APPLICATION Z-14-2018 Z-14-2018 PETITION BY DEV GROUP, LLC REQUESTING A ZONE CHANGE FROM A (AGRICULTURE, MINIMUM LOT SIZE ½ ACRE) AND C-2 (GENERAL COMMERCIAL) TO RM (MULTIPLE UNIT DWELLING RESIDENTIAL) AND C-2 (GENERAL COMMERCIAL). THE PROPERTY IS LOCATED AT 3567-3627 SOUTH 5600 WEST ON 13.9 ACRES. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that the existing convenience store on this corner of land will be demolished to make way for the widening of Mountain View Corridor. There will be two commercial pads, each about an acre a piece along 3500 South and 5600 West with a connecting street between the two. The balance of the property will be townhomes. Five-unit buildings will be three stories high with patios on the ground level and balconies on the second level. Four-unit buildings along the east side will be two stories high, about 1600 sqft. The total number of units is 130; 40 units will be two stories and 90 units will be three stories. Two new homes will be built along 5450 West as part of this overall proposal. Planning Commission Study Meeting December 5, 2018 Page 2 Steve Pastorik indicated amenities include courtyard green spaces between the fronts of the buildings. All units include alley-loaded two-car garages. There is a central park space with a pavilion and tot-lot. There is a sport court on the west side of the property. A pre-cast wall will be installed on the east side of the property as well as along 5600 West. Commissioner Lovato asked if there will be basements. Steve Pastorik answered that basements were initially not proposed for this project, but are being discussed. Steve Pastorik said the minimum frontage in the R-1-8 zone is 80 feet. The developer is asking to reduce the property frontage so it may be subdivided. He noted the majority of residences along 5450 West already have narrow frontages (about 66 feet). Chair Meaders asked what the frontage of the property would be after subdivided. Steve Pastorik answered two 66’ lots. Commissioner Lovato asked if there is room for parking in front of the garages. Steve Pastorik said the two-story units will have an apron large enough to park on. There is not enough room to park in front of the garages of the three-story buildings. Steve Pastorik said we want to provide additional parking for visitors. 2.8 parking stalls are provided per unit, but we would like it closer to three. ZONE TEXT CHANGE APPLICATION ZT-6-2018 PETITION BY WEST VALLEY CITY REQUESTING AN ORDINANCE AMENDMENT TO LIMIT WHERE RECREATIONAL VEHICLES AND BOATS CAN PARK WITHIN YARDS THAT ARE ADJACENT TO STREETS. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik said there was an RV parked parallel and directly in front of a home within the City, blocking the view of the entire house. In October the City Council requested a zone text change to prevent RV’s from parking in front of a house unless it is in front of a garage or carport. This is to improve the aesthetics of the City. At that time, the City Council also asked City staff to look at adding text to provide a clear view for safety while backing RVs onto the road. Steve Pastorik related this proposed provision was originally written that parking will not be allowed 20’ from the inside of the curb because this wording is easy to understand. Steve Pastorik reported that after receiving public comment, it was determined that revisions are needed for this zone text change. Under the latest provision, the clear view area will only pertain to the area around a driveway. In addition, the latest wording was changed to include that within front yards, recreational vehicles or boats may not be parked parallel or diagonal to the front of a house, but may be parked perpendicular. Steve Pastorik candidly said that making these provisions will not solve all the problems with parking an RV. Steve Pastorik said the Planning Commission may want to only tackle the aesthetic portion of the provision and not worry about the Planning Commission Study Meeting December 5, 2018 Page 3 clear view. He noted that residents mentioned on October 24 that vehicles have backup cameras to aid in safely backing out. Commissioner Lovato asked about parking an RV diagonally in front of a home. Steve Pastorik answered as the code is written now, parking at an angle would be in violation. Commissioner Lovato asked about the definition of a driveway edge. Steve Pastorik said we interpret a private drive as the edge of the driveway straight out, no adjustment for the flare of a driveway apron. Up to 40% of the front property may be hard surfaced for parking. Commissioner Wood mentioned that this provision does not mention utility, construction, or delivery trucks. Steve Pastorik said RVs tend to stay parked for months on end, while a work truck comes and goes. This why the City Council chose to focus on recreational vehicles. Commissioner Winters mentioned the tongue of an RV is low enough that it does not obstruct any view. Steve Pastorik confirmed that clear view deals with things between 3 and 7 feet high. Steve Pastorik disclosed that City staff does not have a strong opinion on this matter, but they are willing to look at any options. Commissioner Wood said she does not like this zone change as it will adversely affect many of our citizens. Steve Pastorik agrees that there are many RVs parked in driveways within the City. Chair Meaders asked if there have been safety issues with RVs parked in driveways. Steve Pastorik answered not that he is aware of. SUBDIVISION APPLICATION S-14-2018 THE WEST VALLEY CITY ENGINEERING DIVISION IS REQUESTING PRELIMINARY APPROVAL FOR THE WEST VALLEY PARKS OPERATIONS SUBDIVISION. THE SUBDIVISION WILL CONSIST OF 2 LOTS ON 9.5 ACRES. THE SUBDIVISION IS LOCATED AT 6750 WEST PARKWAY BOULEVARD AND IS ZONED AGRICULTURE. (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman said this property is mostly vacant. The property will be subdivided to create a place for the City Parks Operations building. The City will widen 6750 West and add curb and gutter. Commissioner Fuller asked if there are any wetland issues on the property. Steve Lehman answered yes, the front piece of property will probably never develop. CONDITIONAL USE APPLICATIONS C-16-2018 PETITION BY TOM CHECKETTS REQUESTING CONDITIONAL USE APPROVAL FOR A SELF-STORAGE FACILITY. THE PROPERTY IS LOCATED AT APPROXIMATELY 5600 SOUTH AND 6055 WEST ON Planning Commission Study Meeting December 5, 2018 Page 4 6.42 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - BROCK ANDERSON AT 801-963-3361) Discussion: Brock Anderson gave a brief history of the property: This property was part of the Precast Concrete plant which received conditional use approval in 1997. Precast Concrete received a variance at that time to install a landscaped berm along the residential property line instead of a 6’ masonry wall. A bakery was installed in 2005 and in 2008 SilencerCo purchased the building. SilencerCo expanded the building in 2013 and lengthened the parking lot in 2015. Brock Anderson reported that Tom Checketts requested a variance to eliminate the 20’ setback in order to build self-storage buildings at property lines along the east and south sides of the parcel. (The variance was approved by the Board of Adjustment December 5, 2018). Commissioner Winters said if the berm is removed and 6’ wall is erected, 20’ of landscaping between the back of the buildings and the wall is essentially useless. Brock Anderson said there will about 2,550 sqft of climate-controlled storage units. The building height will vary; 10’-8” adjacent to residential and sloped towards the center of the site to about 9’. The tallest unit will be 18’ on the north end where there is a first-floor office/retail and a second-floor caretaker’s dwelling with a two-car garage. Four parking stalls are required. There will be two access points off of 6550 West. Brock Anderson indicated that street trees will be continued along the frontage of the property. Additional landscaping will need to be added to meet the 50% live plant material requirement. Storm water retention is being designed. Brock Anderson mentioned one monument sign is being requested on the northwest corner of the property. All buildings along 6055 will need to meet Commercial Design Standards. The existing buildings will need to be spruced up. Brock reported he received a call from a resident concerned that the storage unit wall will shade his backyard garden. CA-1-2018 PETITION BY WEST AUTO SALES REQUESTING A CONDITIONAL USE AMENDMENT FOR AUTO REPAIR. THE PROPERTY IS LOCATED AT 3777 SOUTH REDWOOD ROAD AND IS ZONED C-2 (GENERAL COMMERCIAL) AND M (MANUFACTURING) ON 3.89 ACRES. (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp said this property was used for mobile home sales in the 1970’s. The property has been licensed for auto sales since 2001. Several businesses have been on this property with the same auto sales use. Jody Knapp reported the conditional use stated that one of the buildings could only be used for storage because there is not a fire hydrant within 250 feet. Jody Knapp disclosed Planning Commission Study Meeting December 5, 2018 Page 5 that during a recent site inspection as part of the City’s Redwood Road cleanup, City staff learned the building was being used to repair vehicles. Jody Knapp explained that because the intensity of the use is increasing, a wall will need to be built along the residential area and landscaping needs to be brought up to standard. Parked vehicles need to be on hard surfacing. Upon inspection, Jody Knapp found over 50 cars parked in back of the property. Jody Knapp reported the owner sells about 60 cars a month. Cars are repaired prior to sale and inventory moves quickly. Jody Knapp verified the Redwood streetscape is not required because there will be less than $50,000 of improvements. Existing light pole signs need to be removed and a monument sign is too tall and must be replaced. The old metal building will be painted and cleaned up. The outside chemical storage will be reviewed by the fire department and requires a hazmat permit. A fire hydrant will also be installed. Jody Knapp said staff recommends a wall be installed along the length of the property. Jody Knapp reported that the owner questions whether landscaping needs to be installed along the unimproved area of the property. PLANNING COMMISSION BUSINESS Annual Planning Commission Training There being no further business, the meeting adjourned at 4:45 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant