Item 2 West Jordan Kingdom Hall of Jehovah`s Witnesses

WEST JORDAN PLANNING COMMISSION STAFF REPORT
ITEM
16 2008
January
DATE
SIDWELL 27 04 152 010
CUP20070011
PROJECT
2
SDMA20070008
SPC020070013
Kingdom Hall of Jehovah s Witnesses
Preliminary Site Plan Preliminary Plat and
West Jordan
APPLICATION
I
Church
Conditional Use Permit
A
APPLICANT
West
Jordan
Jehovah
B
REQUEST
s
Utah
Witnesses
Site
Preliminary
English
Terry
Plan
Congregation
of
Wilson
Preliminary
Plat
and
Conditional Use Permit
C
8900 South 3200 West
LOCATION
1 69
D ACREAGE
BACKGROUND
II
Applicant is requesting Preliminary Site Plan Preliminary Plat and Conditional Use
Permit approval for the West Jordan Kingdom Hall of Jehovah s Witnesses Church to
be located at approximately 8900 South 3200 West on a vacant parcel of land
containing 1 69 acres The proposed site is planned for Very Low Density Residential
The
and is zoned RR 1 D Rural Residential
The
property
fronts
South that is not
directly
yet
dedicated to the
onto 3200 West and
built but
subject
City in the
has
access to a
future road
right of way does presently exist just beyond the
This will need to be either acquired by the City or
future before the
existing
dead end
portion
of 8870 South
connected to 3200 West
A table of the
subject property
Land Use
s
surrounding zoning
Map Category Zoning
and land
uses are as
Actual Land Use
North
Very
Low
Density
Residential
RR 1 D
Church
South
Very
Low
Density
Residential
RR 1 D
Church
East
Very
Low
Density
Residential
RR 1 D
Residential
West
Medium
Density
8870
some
tract
boundaries of the
1 Acre Lot Minimum
Residential
R 1 8D
Residential
follows
III
PRELIMINARY SITE PLAN ANALYSIS
BUILDING
The
Applicant
approximately
is
proposing
to construct
5000 square feet of floor
a
single
The stucco metal and brick materials shown
does meet code
for this
building
height requirements
as
one
story church
structure
containing
area
on
requirements
S89 3 704
outlined within
the material and color board submitted
The building meets all setback and
a
PARKING SITE ACCESS
required to provide 46 parking spaces per S89 6 603 b of the City of
West Jordan Municipal Code The project is providing a total of 53 parking stalls 3 of
which will be handicapped stalls located close to the primary entrance to the building
Access to and from the project site will be from a single proposed 26 5 foot width
driveway off of 3200 West with a second 29 foot driveway stub to the north for a future
The
project
will be
connection to 8870 South when it is constructed
LANDSCAPING
The
Applicant has submitted a landscape plan which shows extensive landscaping and
screening throughout the entire project site The project is providing a generous 48
site landscaping which exceeds code requirements
required per S89 6 708 1 2
Municipal
project provides street trees meeting this
standard along both 3200 West and the future 8870 South
The landscaping shall be
maintained by a permanent irrigation system installed by the developer per S89 6
703 a 5 and shall be designed for the most efficient use of water per S89 6 704 a 4
Deciduous trees shall have a minimum 2 caliper and all evergreen trees a minimum 5
in height per SB9 6 705 b 1 of the Municipal Code
Not less than 80
of the trees
shall be water conserving species that can withstand dry conditions once established
a1
The plant material shall recognize the climatic limitations of the
per SB9 6 704
Salt Lake Valley and the need for water conserving per S89 6 704 a
A minimum of
one
tree per 30 linear feet of
of the West Jordan
Code
streetscape
is
The
UTILITY SCREENING
All above
property
ground utility
lines
shall
be
undergrounded
across
the
frontage of
the
per Section 89 6 903
Section 89 6 803
requires all utility and mechanical equipment dumpsters loading
areas and other utility areas commonly found outdoors shall be constructed below the
natural grade and or completely screened with masonry fencing with solid metal gates
and landscaping unless other materials of sufficient durability are determined by the
Planning Commission to be more compatible with the associated development
c
2
West Jordan
Kingdom
Hall Church
Planning Commission Staff Report
permitted above ground utility features must be screened from view with landscaping
The dumpster enclosure materials and colors shall be consistent with
per SB9 6 803 c
the materials used on the primary structure
All
ENGINEERING COMMENTS
The
following review comments have been generated by the Review Engineer
regarding the proposed Preliminary Site Plan
For Final Site Plan submittal show driveway and dumpster location switched to
provide the minimum required separation between the driveway and the
intersection of 8870 South with 3200 West
Improvements have
South at the present
access
been determined
time however
a
by the City to
parking lot drive
not be
required to 8870
provided for
stub shall be
to the street in the future
FIRE COMMENTS
following review comments have been generated by the Fire Marshal regarding the
proposed preliminary site plan
A driveway stub on the north side of the project parking lot to the Future 8870
South Street is required to provide for a secondary access to the property at the
time the street is actually built
The
IV
SITE PLAN
Criteria 1
Approval
a
The
proposed development follows all provisions
other applicable City ordinances and standards
Discussion
Church
all
submitted
Finding
uses are
and
landscaping parking
City Ordinances and Standards
Staff finds that the
Title and all other
of this Title and all
Conditional Uses in the RR 1 D
bulk
accordance with
Criteria 2
Criteria Per Section 89 5 104
zoning district As
height requirements are met in
proposed development follows
applicable City ordinances and standards
all
provisions
of this
proposed development does not have any detrimental effect
upon the general health welfare safety and convenience of persons
residing or working in the neighborhood or is not detrimental or
injurious to the neighborhood
The
proposed use is a conditionally permitted use within the RR
anticipated to have any detrimental impacts on surrounding
properties or the residents of the community based upon its location within a low
density residential area with neighboring existing churches and primary access to
Discussion
The
1 D zone and is not
3200 West
3
West Jordan
Planning
Kingdom
Hall Church
Commission Staff
Report
Finding
The
proposed
use
will not have
a
detrimental effect upon the general
proposed use and will not
welfare of persons working in the neighborhood of the
be detrimental or injurious to the neighborhood
The
Criteria 3
proposed development promotes
structures to
site and in
one
a
desirable
another open spaces and
relationship of
topography both on the
surrounding neighborhoods
Staff finds that the
proposed use and structure will promote a
compatible and desirable relationship with the surrounding area and uses A
significant landscape and screening package will be provided to buffer the site
from its neighbors and site grading should not be highly disruptive
Discussion
proposed development will promote a desirable relationship
between adjoining structures open spaces and topography both on the site and
in the surrounding area
Finding
The
Criteria 4
The
height
area
setbacks and overall
structure
buildings
appropriate to the
community
walls
and
signs
development
mass
as
well
as
parts of any
and
lighting
landscaping
neighborhood and
the
are
the
The
proposed site is large enough in size and shape to
accommodate the proposed use and all bulk and setback requirements are being
met The proposed building is adequate in height and meets the requirements
for general design guidelines required in Section 89 5 308 of the Zoning
Discussion
Ordinance
Staff has also reviewed the
the
Applicant
has satisfied
per Section 89 6 701 708
plan
review
by
the
Preliminary landscape plan and has determined that
the minimum landscaping requirements as required
of the Zoning Ordinance subject to final landscape
City consultant
Finding The height area setbacks and overall massing
proposed structure and landscaping are appropriate to
neighborhood and the community
Criteria 5
as
well
the
as
parts
of the
development
the
proposed development considers and fully addresses traffic
Ingress egress internal traffic circulation off street
impacts
parking facilities loading and service areas and pedestrian ways are
so designated as to promote safety and convenience
The
parking and vehicle circulation is appropriate for
the size of this site There is adequate off street parking with all of the
handicapped parking stalls being placed with convenient access to the primary
entrances to the church structure The development site has one immediate and
Discussion
Overall off street
4
West Jordan
Planning
Kingdom
Hall Church
Commission Stafl Report
point of ingress and egress into the site The parking area will be
completely asphalted and provides adequate fire access subject to the Fire
Department comment provided within this report as a condition of approval
one
future
The
Finding
circulation
ways have
Criteria 6
proposed development has adequate parking and traffic
Ingress egress off street parking loading facilities and pedestrian
been designed to promote safety and convenience to the site
The architectural
character
of the
proposed development is in
harmony with and compatible to those structures in the neighboring
environment and the architectural character adopted for any given
area avoiding excessive variety or monotonous repetition
The architectural
design of the proposed building meets the
The proposed building will
Zoning Ordinance
integrate the use of varying stucco materials and brick to break up the building
mass and give the development a unique look and will incorporate a pitched roof
with screened mechanical equipment A building materials and color board has
been submitted by the Applicant for the Planning Commission hearing that is
appropriate for the site and in compliance with the ordinance
Discussion
standards
as
outlined in the
The
proposed building will be in harmony with and compatible to
structures in the neighboring environment with the architectural character of the
proposed structure avoiding excessive variety and monotonous repetition
Finding
Criteria 7
The architectural character of the
proposed development
addresses
the climate of this
will
withstand
region by using exterior materials of a nature that
prolonged exposure to the elements with only
minimum maintenance
required In order to ensure compliance with
these criteria
the Planning Commission may require additional
information
or
reports
regarding proposed building materials
Discussion
stucco
siding
Proposed building
metal
considers to meet the
window
materials consist of two different colors
accents
and
brick
general design requirement
of
which
Staff
wainscoting
adequate buildings and
for
materials
Finding
The architectural character of the
the climate of the
prolonged
painting
to require
area
by using
proposed development
exterior materials of
a
addresses
nature that will withstand
exposure to the elements with only minimum maintenance required
Staff does not believe it to be necessary for the Planning Commission
additional
reports
or
information
materials
5
West Jordan Kingdom Hall Church
Planning Commission Staff Report
regarding
the
proposed building
V
CONDITIONAL USE PERMIT
Approval
Criteria Per Section 89 3 502
requires that churches located in the RR 1 D
zoning district obtain a Conditional Use Permit
CUP
Prior to approving any application for a Conditional Use Permit the Planning
Commission shall find that the use meets the following criteria listed within Section 89
Section 89 3 502 of the
Rural Residential
5 404
Zoning
Ordinance
1 Acre Lot Minimum
e
Criteria 1
The
proposed
use is consistent
with the
goals policies
and Land
Use map of the West Jordan General Plan and the purpose of the
zone district in which the site is located
Discussion
Map
as
Very
The
low
subject property is designated on
Density Residential and is zoned
the Future Land Use
for Rural Residential
uses
proposed use of the property as a church will not result in a
substantial impact to the area with 2 other churches already in the vicinity
off of 3200 West Notably churches are historically located within entirely
In this
residential areas and are an important part of a neighborhood
case there are few dwellings actually near the proposed site and all traffic
impacts are being placed onto 3200 West and not local neighborhood
The
streets
Finding The proposed use of the subject property will be consistent with
the goals policies and Land Use Map of the West Jordan General Plan
and the P O
Criteria 2
Professional Office
zone
The
proposed use will not be materially detrimental to the health
safety or general welfare of persons residing or working in the
neighborhood of the proposed use or have an adverse effect on the
property adjacent properties the surrounding neighborhood or the
City as a whole as a result of the type of use or hours of operation
Discussion
The site will not
produce noise light vibration or traffic that
objectionable
surrounding land uses Church peak traffic
times tend to vary greatly from that of nearby residential uses thereby
also lessening impacts
would be
to
The
Finding
land
Criteria 3
proposed
use will
The proposed site is
adequate in size and shape to accommodate the
intended use and that all requirements for the zone district including
but not limited to setbacks walls landscaping and buffer yards are
6
Planning
surrounding
uses
met
West Jordan
not be detrimental to the
Kingdom
Hall Church
Commission Staff
Report
Discussion
The site is
intended church
use
of the site still
and 48
The
Finding
adequate in size and shape to accommodate the
All required components are present on the plan
remains for landscaping and buffering
accommodate the intended
Criteria 4
site
proposed
is
adequate
in
size
and
to
The
proposed use will provide for adequate screening landscaping
parking utilities and traffic circulation
Discussion
under
These issues
Preliminary
previously analyzed in this
Analysis and all code requirements
were
Site Plan
all
Finding The proposed use will provide for adequate
landscaping parking utilities and traffic circulation
Criteria 5
shape
use
The
staff
are
report
met
screening
proposed use will ensure compatibility with surrounding
and will use building materials that are in harmony with the area
Discussion
The
compatible with surrounding uses
dwellings Building materials
requirements and are compatible with surrounding
proposed
other churches
including
proposed
meet code
uses
use
and
will be
residential
structures
The
Finding
uses
Criteria 6
proposed use will ensure compatibility with surrounding
building materials that are in harmony with the area
and will use
Adequate conditions or stipulations have been incorporated into the
approval of the Conditional Use Permit to ensure that any anticipated
detrimental effects can be mitigated
Discussion
Conditions of
section of this
mitigate
report
approval
are
included in the recommendation
These conditions of
approval
will be sufficient to
any foreseeable detrimental effects
Finding Adequate conditions or stipulations have been incorporated into
the approval of the Conditional Use Permit to ensure that any anticipated
detrimental effects can be mitigated
VI
A
PRELIMINARY PLAT ANAYSIS
plat
was
required
from the
Applicant
to dedicate to the
of way for 3200 West No other subdivision
gap exists within the right of way for 8870
unresolved to date
as
to
ownership
of the
7
West Jordan
Planning
Kingdom
Hall Church
Commission Staff
Report
City an additional 9 feet of right
or lot line changes are necessary
A deed
South undeveloped roadway stub that is
Given the difficulty of resolving this
gap
issue
on
not owned
property
by
the
Applicant
and the
undeveloped
stub nature of 8870
South across the north side of the property no street improvements or dedication of
right of way are being required at the present time City Attorney s Office Planning
Engineering and
further significant
Fire
Department Staff
have reviewed the
Preliminary
Plat and have
no
comments
VII STAFF RECOMMENDATION
Planning Commission grant Preliminary Site Plan
Conditional Use Permit and Preliminary Plat approval for the new West Jordan
Kingdom Hall of Jehovah s Witnesses Church to be located at approximately 8900
South 3200 West based on the positive findings of fact with the conditions of approval
as listed below
Planning Commission approvals do not include Public Safety Fire
Building and Safety or Engineering approval Approval by these City divisions or
departments may be required
Staff
recommends
1
Show
that
the
driveway stub to future 8870 South at east end of parking lot and move
dumpster to different location to provide minimum driveway separation distance
from intersection with 3200 West
4
improvements to 8870 South are required however a fully improved driveway
stub is required to access the street in the future
All aboveground power and utility lines to be undergrounded
The Conditional Use Permit is subject to review and or revocation as per Section
5
The
2
3
No
89 5 404
VIII
applicant shall apply for and submit Final Site Plan and Final Plat drawings
with the required fees Final approval may be granted administratively
ATTACHMENTS
Exhibit A
Zoning Vicinity Map
Exhibit B
Aerial Photo
Exhibit C
Site Plan
Exhibit D
Landscape Plan
Building Elevations
Preliminary Plat
Application
Exhibit E
Exhibit F
Exhibit G
IX
and Floor Plan
CLEARANCE
7
Chris Gilbert
Associate Planner
8
West Jordan
Hall Church
Kingdom
Planning Commission Staff Report
jtr
Hwang P E
Review Engineer
Chien
0ilfrL
olash
Greg
City Planner
9
West Jordan
Planning
Kingdom
Hall Church
Commission Staff
Report
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