Planning Commission Meeting

WEST VALLEY CITY PLANNING COMMISSION MINUTES May 11, 2011 The meeting was called to order at 4:00 p.m. by Chairman Brent Fuller at 3600 Constitution Boulevard, West Valley City, Utah WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Jack Matheson, Phil Conder, Joe Garcia, Barbara Thomas, and Imaan Bilic ABSENT: Harold Woodruff and Terri Mills WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Ron Weibel, and Karon Jensen WEST VALLEY ADMINISTRATIVE STAFF: Claire Gillmor, Assistant City Attorney AUDIENCE Approximately 18 (eighteen) people were in the audience West Valley City Planning Commission May 11, 2011 Page 2 CONDITIONAL USE APPLICATION C-7-2011 Bout Time Pub & Grub 3318 Decker Lake Drive C-2 Zone 1.66 Acres E-Properties are requesting conditional use approval for a club license to operate a sports themed pub at 3318 Decker Lake Drive. The property is zoned C-2 (general commercial) and is in an area designated by the West Valley City General Plan as entertainment. The adjacent properties are all zoned C-2. A club is a conditional use in a C-2 zone and before a business can get a license from the State they must have approval from the municipality where the business will be located. This club will be in the same building as the new Stockmen’s Steakhouse restaurant on the northwest corner of Decker Lake Dr. and City Center Ct. A letter from the applicant explaining the business is included in the packet. Staff Alternatives: • Approval, subject to the resolution of any issues raised at the public hearing and the following conditions: 1. All requirements of any affected department or agency must be met. 2. A club license from the State and a business license from West Valley City must be obtained. • Continuance, to allow for the resolution of any issues raised at the public hearing. . Applicant: Tim Ryan 3687 Cove Point Dr. Discussion: Ron Weibel presented the application. Commissioner Fuller questioned if someone could access the restaurant from the pub without going outside. Mr. Ryan responded from the pub side you could have a drink then go back to steakhouse side without going outside. Mr. Ryan stated that Bout Time Pub and Grub is a neighborhood oriented, sports themed pub. The pub offers about 50 items on the menu including burgers, sandwiches, entrees, salads, appetizers, and the bar serves over 60 different beers, wines and spirits. The West Valley location is for a dual use space with a sports pub on one side and a steakhouse on the other. The pub and the Stockmen’s Steakhouse will operate in the former Ruby Tuesday location as a single entity and we will be using our full service restaurant license until we can obtain a club liquor license for use on the pub side. Mr. Ryan indicated that the Bout Time Pub & Grub has an excellent compliance record with the Utah Department of Alcoholic Beverage Control and Utah State Tax Commission and a reputation as a good neighbor in all of the communities in which they are located. There being no further discussion regarding this application, Chairman Fuller called for a motion. West Valley City Planning Commission May 11, 2011 Page 3 Motion: Commissioner Conder moved for approval subject to the two staff conditions. Commissioner Billic seconded the motion. Roll call vote: Commissioner Bilic yes Commissioner Conder yes Commissioner Garcia yes Commissioner Matheson yes Commissioner Thomas yes Chairman Fuller yes Unanimous – C-7-2011 – Approved C-8-2011 West Valley City Redevelopment Agency Embassy Suites Hotel 3524 South Market St. CC Zone (3.2 acres) The West Valley City Redevelopment Agency is requesting a conditional use approval to redevelop 3.2 acres at 3524 South Market Street into a 162 room, seven story Embassy Suites Hotel. The property is zoned CC (City Center) and is designated as mixed use office and retail in the General Plan. By way of background, over the last several years the City has acquired all of the property on the block between 3500 South and Lehman Avenue and between Market Street and 2950 West except for the UTA park and ride lot on the northwest corner of Market Street and Lehman Avenue. This block falls within the City Center RDA that was established in 2004. Seven parcels and a portion of two parcels within this block will be consolidated to create the new hotel parcel. The City plans to eventually develop a parking structure on the UTA park and ride lot and to redevelop the remaining property within the block. All of existing buildings on the hotel site will be demolished by May 20th. Construction is planned to begin in mid July of this year. The hotel is projected to open in the fall of 2012. The CC Zone requires conditional use approval for any development with a building over 100,000 square feet. The proposed hotel is 160,910 square feet, which includes 4,605 square feet for a restaurant, 5,450 square feet for meeting rooms, and 3,113 square feet of retail space. The CC Zone also includes a provision that allows the requirements within the Zone to be superseded by a development agreement. The purpose of this provision was to allow design flexibility for uses that met the purpose of the Zone. At the time the CC Zone was drafted, staff fully anticipated utilizing this development agreement provision for most projects. In addition, the City has developed a concept plan since the time the CC Zone was drafted. Hence, the CC Zone did not anticipate some of the elements outlined in the concept plan. The following is a list of purposes from the CC Zone (underlined) as well as a brief description of how the hotel meets the stated purpose: • Create a recognizable center or downtown for West Valley City. The hotel building will be one of the tallest buildings in the City and will be visible from I-215. West Valley City Planning Commission May 11, 2011 Page 4 • Encourage and direct development that supports transit. Hotel patrons and employees and meeting space patrons are potential transit riders. With Trax connections to downtown and eventually the airport and with easy access to BRT and local bus, hotel patrons and employees will have many reasons to support transit. • Encourage infill and redevelopment near the future transit station by City Hall. The front door of the hotel is approximately 1,000’ (walking distance) from the Trax and BRT stations. • Reinforce the use of public transportation by locating higher-intensity development, including employment-oriented businesses and higher density residential uses, adjacent to transit stops. This project is certainly creating higher intensity development by redeveloping approximately 25,000 square feet of dated retail, office and residential uses with a 160,910 square foot building. Employment for this hotel is projected to be between 75 and 115. • Encourage mixed-use development to reduce automobile dependency and roadway congestion by combining trips and locating destinations within walking and biking distances – all interconnected with transit. The hotel building includes a restaurant, retail space, and meeting space. Residential, retail and office uses are planned for other areas of City Center. • Promote architectural and site design treatments that enhance the visual appearance of development within the Zone. The proposed hotel meets or exceeds most of the architectural and site design treatments outlined in the ordinance. This project fulfills the purposes of the CC Zone; however, as staff anticipated when the CC Zone was drafted, there are a number of exceptions to some of the CC Zone requirements needed for this project that can be addressed through a development agreement. The following are the requirements where exceptions are requested including the reason for the request: 1. The parking ordinance allows neighboring property owners to share parking spaces if access between the properties can be gained without utilizing a public or private street. The amount of parking provided on-site for the hotel meets the ordinance requirements for a hotel. Overflow parking is needed when there is an event within the meeting space. The City is working with UTA to secure shared use of the park and ride lot during the evening. The park and ride lot is currently adjacent to the hotel site; however, 3550 South will be built prior to the hotel’s completion. Pedestrians parking in the park and ride lot will need to cross 3550 South to access the hotel. This exception is appropriate for several reasons: a. a crosswalk will exist at the intersection of 3550 South and Market Street, b. the width of 3550 South is the same as a typical residential street, c. shared parking arrangements like this are common in downtown environments, and d. the park and ride lot will be mostly vacant when the hotel and meeting space have the highest parking demand (8 to 9 PM). 2. A 5’ landscaped setback is required along the perimeter of parking lots. The west boundary includes a 2.5’ landscaped setback. Granting this exception allows the site to be more compact and facilitates shared use of the parking lot once the property to the west develops. 3. A 6’ walkway along with 9’ of landscaping is required through the parking lot to the building. The site plan includes the 6’ walkway with 3’ of landscaping. Granting this exception allows the site to be more compact and allows more landscaping along the West Valley City Planning Commission May 11, 2011 Page 5 north and south boundaries where it is most visible. The site meets the required 10% landscaping. 4. Fence materials are required to be either masonry or wrought iron style metal. The site plan includes a wood screen wall between 8.5’ to 10’ tall to block the view of mechanical equipment. The wood material proposed for the screen wall is the same material used on the ground floor of the building. Allowing wood to be used for the screen wall will make the wall tie in with the building and look more like an extension of the building. 5. The ordinance requires buildings along Market Street to be built to the back of the sidewalk for at least 70% of the lot’s street frontage. About 70’ of the building (restaurant portion) is within 4’ to 6’ of the sidewalk and the 33’ wide covered drive up area is right against the sidewalk resulting in about 34% of the street frontage. Granting this exception allows the hotel to include a drive thru area which is a requirement for hotels even in urban settings. 6. Transparent fenestration or windows and doors on the ground floor along Market Street shall comprise at least 80% of the façade. About 35% of the east façade is comprised of glass windows and doors. At the time the CC Zone was adopted, retail and office uses were anticipated along Market Street. The City’s latest concept plan for City Center includes a hotel on the subject property. The amount of glass proposed along Market Street is more appropriate for a hotel. 7. No parking is allowed between the front of the building and the sidewalk along Market Street. There are 14 of the total 162 parking spaces that are east of the building. This configuration was driven by the drive thru area and requirements from Hilton on the ground level floor plan. 8. Transparent fenestration or windows and doors on the ground floor along 3500 South shall comprise at least 60% of the façade. About 47% of the north façade is comprised of glass windows and doors. As stated above, this amount of glass is appropriate for a hotel. During the study session, the Planning Commission had some concerns about the design of the building. The architects will be at the public hearing to address these concerns. Staff Alternatives 1. Approval of the conditional use subject to the following conditions: a. A development agreement, which outlines the exceptions in this report, must be approved by the City Council. b. Approval from UDOT must be obtained for the access onto 3500 South. c. Shared use of the park and ride lot shall be secured with UTA for overflow parking. 2. Continuance, for reasons determined during the public hearing. Applicant: Applicant: Applicant: Applicant: Applicant: Ian Scott Charlie Charlton Bill Mason Jeff Randall Bob Lien Walsh Bishop Walsh Bishop WVC Ptnshp Great Basin RDL Design Co Discussion: Steve Pastorik presented the application. Mr. Scott initiated a slide presentation and discussed the site plan for the Embassy Suites Hotel as he went through the slides. He said they are proposing 162 rooms for the hotel and 162 parking stalls and noted that the building has been placed in this configuration to achieve a series of goals. The first goal is being a good presence on Market Street and on 3500 South. We have West Valley City Planning Commission May 11, 2011 Page 6 put the lease space along 3500 South which fits with the character that the City is looking for along that street and there is a strong lease element on the corner so that it has a presence on Market Street. The development will have dramatic architectural elements, beautiful views, and a courtyard. Along 3500 South we are proposing lease space, an overhang canopy and signage for when tenants move in. There is beautiful landscaping at the entrance, flags, and a stone like material is being used at the entrance of the hotel and on the southern portion there is a fitness room and a pool. On the west side by the parking there are both small and larger meeting rooms with a walk-through. A tall tower element is proposed and the colors and materials being used are natural earth tones such as rust, green, and sandstone colors which have been utilized in other nearby buildings. We have included a material called fiber c on the building which is a cement based material created for subways and public places that is graffiti resistant and consistent colors and a wood cladding system will be utilized on the base of building which is an extremely hard wood. This is a 50 year product and is also graffiti resistant which will need to be resealed about every eight years. Commissioner Matheson questioned above the meeting rooms are you proposing one story with high ceilings? Mr. Scott responded yes, however it is a very tall one story. The ceiling height in the hotel rooms will be 8 foot 10 inches. Mr. Matheson had questions about the lease retail along the street. Internally, don’t most hotels have their own retail such as a gift shop? Mr. Scott replied yes, and there will be a gift shop inside of the hotel. The corner location can be retail or a restaurant, but we would prefer to see a restaurant in that location. Commissioner Matheson questioned if the restaurant can be accessed internally. Mr. Scott replied yes. Commissioner Matheson commented that a restaurant would do very well in that location. Mr. Scott responded that would be consistent with the streetscape approach and also great amenity to the hotel. Commissioner Thomas said she had several questions and asked for further clarification. You stated that on the west side there is one entrance into the hotel. So, there isn’t an entrance proposed on the side closer to the pool? Mr. Scott replied there is an entrance at this location and there is an in and out entrance-exit and those are the two entrance-exits for the building. Commissioner Thomas questioned during construction how will you handle the truck traffic? Mr. Scott replied he hasn’t fully developed a logistic plan for access to the site, but noted that he would try to keep as much traffic off of 3500 South as possible knowing that is a congested road and coming on and off the site through Market Street would be preferred. Ultimately, it would be 3550 South because that would be the last site to be constructed. Commissioner Thomas questioned if they are proposing the typical dust mitigation during the construction timeframe that is required. Mr. Scott replied yes. Commissioner Thomas asked about the landscaping along the 3500 South side. Is there more landscaping planned than what has been shown? Bob Lien Mr. Lien, Project Landscape Architect, responded street tree locations will be implemented to match some of the existing trees in the parkstrips and there will be more intense landscaping in front of the screen wall. At this point, hardscaping is being West Valley City Planning Commission May 11, 2011 Page 7 proposed in front of the retail entrances. Commissioner Thomas questioned at 3550 South will there be a paved section to help pedestrian cross the street going to the south? Mr. Pastorik replied yes there is a crosswalk planned on the west side of Market Street when 3550 South is constructed. Jeff Randall Mr. Randall, from Great Basin Engineering, responded that a colored concrete material is being proposed instead of an asphalt crosswalk. Commissioner Thomas questioned who maintains the outside of the building after it is constructed? Mr. Mason replied I will continue to maintain the development for the 25 year lease as the developer for this project. Commissioner Matheson questioned the engineers for the hotel about drainage. Have you designed drainage for this site? Mr. Randall responded that they have drawn up drainage plans and reviewed the plans with Dan Johnson and Russ Willardson from West Valley City Public Works. Commissioner Fuller questioned about mitigating sounds from the units on 3500 South and asked if they are proposing a wall to help mitigate noise. Mr. Mason replied there will be HVAC equipment behind the screen wall and the landscape buffer. The sound mitigation will be significant and probably more so for the building itself than if it was placed on top and so by placing the equipment on the ground it is much easier to mitigate sound. Also, the landscaping and screen wall will help mitigate sounds. Commissioner Fuller expressed parking concerns. Mr. Mason responded I believe we have addressed the parking concerns through working with UTA and have come up with an overflow allowing the retail patrons access to the hotel parking. I think we have a sufficient number of parking spaces to accomodate both needs. Mr. Pastorik said UTA will be working with the City on the parking issues. The timeframe that most of the parking is needed will be in the evening when the “park and ride” is available so we are confident we can secure a permanent arrangement with UTA. Mr. Scott indicated there is also a ramp that is being proposed as part of the City Center Zone and we’re expecting this to become a walkable community when the housing is constructed and that this space will have the ability to be accessed by residents walking from the housing as well. I think the larger City Center Zone addresses some of those issues. Commissioner Garcia said this is a very unique building and in other cities they have implemented landscaping on the 2nd level above where you can see trees and greenery to the second level. Can you incorporate that greenery to make this development even more attractive? Mr. Mason responded green roofs are a nice element, but aren’t currently in the budget constraints for this project, the loading issue on the roof becomes greater, and there are maintenance issues and concerns regarding irrigation. Commissioner Matheson questioned is the building completely sprinkled for all 7 stories? Mr. Scott said yes. West Valley City Planning Commission May 11, 2011 Page 8 Commissioner Garcia questioned staff can the Planning Commission request a green roof like what we have seen in the Portland area? Mr. Pastorik responded one of the issues is due to the poor soil conditions and adding more weight to the building further complicate the issues and so that may not be good idea for this project. Mr. Mason responded this was one of our first major hurdles with the site and we have been trying to keep the building light. Currently, there is a soil correction program in place to support the structure so there are weight and structural issues involved. Commissioner Thomas questioned about the proposed housing in this area. Mr. Pastorik responded this is a transit oriented development and very nice homes are being proposed in this area. The hotel’s estimate is for approximately 75 to 115 employees. The overall concept of the City Center Zone is to have a mix of uses. The City is actively pursuing office use and wants solid employment. The hotel is an important employment element, but not necessarily the only component as far as the City Center. Commissioner Thomas commented I am thinking more in terms of affordable housing which is not necessarily low income, but more of a variety of housing whether the homes are small or large. Commissioner Fuller questioned how soon do you think before UTA is going to buy out on this? Mr. Pastorik said staff will be meeting with them later this week in order to finalize some of the details. As we have been working with UTA’s staff, they have been very ameanable to working with us on a parking arrangement. Essentially, the parking arrangement involves not only the hotel, but securing more parking for the area in general. They are very interested in working with the City as we get closer to light rail opening and trying to secure a little more parking for light rail parking. We really see this as being a situation that can be mutually beneficial in terms of sharing parking and making the transit more successful. So far they have been very supportive in trying to reach our goals of creating more of a TOD or a mixed use downtown development. Where that added parking is necessary is near the meeting space. The hotel itself can function on its own with the parking that is on site. So, really it is just a concern for the meeting spaces. Mr. Scott said the parking calculations as currently shown comply with the Hilton standards for both the meeting rooms, retail and the hotel rooms. Mr. Pastorik explained that the UTA parking is more of what we refer to as an overflow so that if the hotel is booked and there is an event at the meeting center for overflow. Commissioner Thomas asked if Embassy Suites offers a shuttle. Mr. Mason said yes we will have an airport shuttle and are considering a shuttle being available for patrons, when the weather is bad and they prefer to ride in a shuttle. There being no further discussion regarding this application, Chairman Fuller called for a motion. Motion: Commissioner Fuller moved for approval subject to the following conditions: 1. A development agreement, which outlines the exceptions in this report, must be approved by the City Council. 2. Approval from UDOT must be obtained for the access onto 3500 South. West Valley City Planning Commission May 11, 2011 Page 9 3. Shared use of the park and ride lot shall be secured with UTA for overflow parking. Commissioner Thomas seconded the motion. Roll call vote: Commissioner Bilic yes Commissioner Conder yes Commissioner Garcia yes Commissioner Matheson yes Commissioner Thomas yes Chairman Fuller yes Unanimous – C-8-2011 – Approved C-9-2011 Granger Hunter Improvement District 2149 West 3100 South C-2 Zone (.5 Acres) The applicant, Granger Hunter Improvement District, is requesting a conditional use for a wastewater pumping station at 2149 West 3100 South. The zoning for this area is C-2, General Commercial. This area is also located within the Commercial Overlay Zone and the West Valley City General Plan anticipates entertainment uses for this area. The surrounding zones are RM to the north and the remaining sides are C-2. There is a residential complex to the north, the Maverik Center to the west, Hollywood Connection to the south, and a church to the east. This site was recently purchased to be used as a replacement site for the existing pump station that is located directly west of this site. The original pump station was constructed in 1957 and is no longer suitable for renovation so it will be decommissioned as soon as the replacement site is put into continuous and reliable service. The construction period is approximately 16 months and will begin this fall so the site should be completed in December of 2012. The building will be constructed of split face masonry block with a stone veneer wainscot and a curved, standing seam metal roof. The design and colors of the building compliment the Maverik Center and Hollywood Connection buildings in accordance with the Commercial Overlay Zone requirements. The overlay zone also requires that sidewalks be constructed of stamped concrete at driveway intersections. The entire perimeter of the site will be enclosed with an 8’ wrought iron fence. The fence will be setback 20’ from the front property line and 11’ from the curb on the south side. Staff feels this is an appropriate fence height for this location. Currently the site is landscaped with lawn and trees. The trees and lawn will remain along the perimeter of the site and then shrubs will be located along 3100 South to help screen the facility. At this time, the applicant has not addressed or submitted a proposal for the decommissioned site. Staff feels that it is important to have this reviewed and planned out prior to the completion of the new site. At the very minimum, Staff would recommend that the decommissioned site be improved with lawn and trees, similar to what is existing at the adjacent replacement site and recommends that plans be drawn up and approved by the Planning Commission before a building permit is issued for the new site. A timeline should also be proposed for the demolition and completion of the improvements of the decommissioned site. West Valley City Planning Commission May 11, 2011 Page 10 Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following conditions: 1. Landscaping plans for the decommissioned site must be submitted and approved by the Planning Commission in a study session prior to the issuance of a building permit for the new wastewater pumping station. 2. The decommissioned site shall be demolished within 3 months after the new site is in continuous operation. 3. The landscaping on the decommissioned site must be completed within 3 months of demolition. 4. The building and landscaping shall be completed per the approved plans. 5. The sidewalk along 3100 South must include stamped concrete at the driveway intersection. 6. The perimeter wrought iron fencing shall be setback at least 20’ from 3100 South and shall be no taller than 8’ tall. 7. All requirements of affected departments and agencies must be met. 8. This use is subject to review upon a valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Applicant: Applicant: Brad Paxman. Dist. Mgr. Brent Packer Granger-Hunter Imp. Dist. Bollin Collins & Associates 2888 S. 3600 W. 10656 N. Holly Discussion: Mr. Pastorik presented the application. Mr. Paxman acknowledged that they reviewed the analysis and noted that the Improvement District is in full concurrence and feels that staff’s recommendations are reasonable, but would like the Planning Commission to consider relaxing a few of the issues. Some of the issues include: timing and a better definition of demolish, renovation or partial demolotion in that we have some above grade portions of the structure and some below grade portions of the structure. Currently, there has not been planning as to how we would approach the demolition of the site and how this may affect security at the site. Does demolition include removal of the security fencing? There are some questions and we are requesting relaxing a few things to provide more latitude on how we actually decommission the site and leaving the below grade portions in place. Also, the recommendation is the building being demolished within 3 months following start up of the new facility and decommissioning of the old facility. Our current schedule is to complete the new facility at the end of 2012. The 3 month schedule would start in the middle of winter and we would like to have that period lengthened so that we could begin work in spring and work through the summer and would like to request additional time. Ten months may work if we can start West Valley City Planning Commission May 11, 2011 Page 11 early in the 2013 season, finish demolition, and finish installation in October or it would be better to round it off to a year. The design consultant, Bob Mayer, is present and also Joel Johnson and Brent Packer, if you have any questions. Commissioner Conder questioned if there was a development agreement for this proposal? Mr. Pastorik replied that there was not a development agreement. Commissioner Matheson questioned about venting the new building. Are there any air filters to help with odors coming out of the plant? Mr. Paxman replied no filters are planned other than a venilation rake that draws a lot of air through the portions of the facility that could generate odors so that we’re exhausting them at a good rate. Commissioner Matheson questioned have you had many complaints about the odors from the existing station? Mr. Paxman replied not that I am aware of. Mr. Fuller commented there are 2 places that we have called out for timeframes. I understand the first part on the decommissioning, however it states that after it is decommissioned you would have 3 months to come back and install the landscaping. Do you have a problem with that particular item? Mr. Paxman responded no if the first item was extended 6 or 8 months and the second 3 months....about 10 months or a year would be good. Mr. Pastorik clarified if we combine those 2 items you’re saying basically that it sounds reasonable that this site be decommissioned and landscaped within 10 to 12 months. Mr. Paxman replied yes. Commissioner Fuller questioned will you have separate sewer and water coming into the new site? Brent Packer Bollin Collins & Associates Mr. Packer responded that where there is a separate parcel typically you would provide separate sewer and water service. Mr. Pastorik said I failed to mention this property falls within the overlay zone for the Maverik Center area. The Improvement District has done a good job on the design of the building in making that as attractive as possible for a sewer lift station and we appreciate the efforts they have made to spruce up the building and trying to make it fit in with this area. Commissioner Matheson commented it doesn’t look like a standard lift station. Commissioner Thomas said she was also pleased with their efforts especially since it is located on a corner that gets a lot of exposure with the traffic that comes by. My concern is if you’re leaving a site abandoned for many months...it seems like a year is a long time even if you finished it in October. Generally you have good weather by March or April where you would be able to demolish and get the landscaping in on the new property. Mr. Pastorik said the way I interpreted their request was once the existing site is up and running there would be 12 months to complete the demolition as well as the landscaping. Commissioner Thomas expressed concern that a year is too long. Commissioner Garcia West Valley City Planning Commission May 11, 2011 Page 12 agreed and noted that he would also like to see more details on the decommissioning and the length of time that this is going to be sitting there not in use. I would like to see a shorter timeframe than the twelve months. Commissioner Matheson remarked it is not really an eyesore so what does it matter if it sits there for a year? Commissioner Thomas responded what if the site is not maintained since they are proposing to demolish the old building? Commissioner Matheson replied there is really not any maintenance due to the fact that it is just a masonry building. Mr. Pastorik said on the existing site there is landscaping that the District maintains and it sounds like once the new site is operational they will continue to maintain the existing site in terms of landscaping so it will look like it is now until they put up the fence to demolish the structure. Commissioner Conder said if it sits as is until a fence goes up to actually physically demolish it, perhaps that’s when we should start the time frame. If they have the new site done in December and are not ready to start demolishing, and they wait for good weather and then the fence goes up and that should indicate the start. Maybe that’s where we demarkate some point in time rather than from this ambiguous point where now they have a year to do it and the fence could go in then or not. Commissioner Thomas questioned will you maintain landscaping on the old site until it is ready to be demolished? Mr. Paxman replied yes and stated he would like to discuss the fence issue. The site has an existing security fence and there will be a new fence on the new site so does demolition include removal of the existing fence at the existing site? When we demolish the existing facility, would we want to retain the existing security fence or would the Commission’s expectation be that the fence is removed and the landscaped area is treated like public space? There are a few issues and that’s why we need a little more time to plan. I believe your comment is correct in that a 3 month period after we finish the demolition and install landscaping seems pretty reasonable and we are requesting the demolition period be extended from 3 months and changed to 6 to 9 months. Commissioner Matheson said there are questions if we would like the security fence taken down as it isn’t very attractive and it would be nice to provide some type of green space there. Mr. Pastorik suggested that since the District has not finalized their plans as to how they would decommission the site, we could place a condition once the new site is final in terms of construction that they return to the Commission with an outline showing how they are going to decomission the site in terms of fencing and the timing of the landscaping. I believe we could review those issues in a study session and coordinate with our Building Department once the building is finalized. In previous study sessions we have sent people back to the drawing board, if they don’t meet the Planning Commission’s expectations. The City has a good relationship with GHID and I am confident we can work with them on this. Ultimately, if a condition isn’t being met, the City has the enforcement ability to make sure they are complying with conditions. Commissioner Fuller agreed and noted that was a great idea. Mr. Pastorik said my understanding is that the above ground will be gone and that’s why we were pushing to have the landscaping plan finished prior to issuing the building West Valley City Planning Commission May 11, 2011 Page 13 permit. Commissioner Fuller stated it seems to me that on item 1 we have already mentioned that the landscaping be approved before they could obtain a building permit. If we add that we have accepted the construction schedule at that time, would that meet everyone’s concerns? The Planning Commission agreed. There being no further discussion regarding this application, Chairman Fuller called for a motion. Motion: Commissioner Matheson moved for approval subject to the resolution of any concerns raised at the public hearing as well as the following conditions: 1. Landscaping plans for the decommissioned site must be submitted and approved by the Planning Commission in a study session prior to demolition of the site. 2. The decommissioned site shall be demolished within 9 months after the new site is in continuous operation. 3. The landscaping on the decommissioned site must be completed within 3 months of demolition. 4. The building and landscaping shall be completed per the approved plans. 5. The sidewalk along 3100 South must include stamped concrete at the driveway intersection. 6. The perimeter wrought iron fencing shall be setback at least 20’ from 3100 South and shall be no taller than 8’ tall. 7. All requirements of affected departments and agencies must be met. 8. This use is subject to review upon a valid complaint. Commissioner Conder seconded the motion. Roll call vote: Commissioner Bilic yes Commissioner Conder yes Commissioner Garcia yes Commissioner Matheson yes Commissioner Thomas yes Chairman Fuller yes Approved – C-9-2011 – Unanimous West Valley City Planning Commission May 11, 2011 Page 14 C-10-2011 Richardson Design Group 2807 South 5600 West C-2 Zone 2.36 Acres Richardson Design Group is requesting conditional use approval for a retail/office building on a pad site at the Highbury Shoppes development. The property is zoned C-2 (general commercial) and is in an area designated by the West Valley City General Plan as general commercial. The adjacent properties are all zoned C-2. A multi-tenant building fits the definition of a shopping center and is therefore a conditional use in a C-2 zone. This property is also in the 5600 West Overlay Zone, which requires all uses to go through the conditional use process. The proposed building meets all the requirements of the Commercial Design Standards ordinance and the few changes that need to be made on the site plan, such as pedestrian connections, bike racks and dumpster location are being addressed by the applicant. The landscaping on 5600 West needs to be installed as per the requirements for the 5600 West Streetscape ordinance, including pedestrian lighting. Any existing landscaping that is not up to the required standards must be repaired or replaced. Staff Alternatives: • Approval, subject to the resolution of any issues raised at the public hearing and the following conditions: 1. All requirements of any affected department or agency must be met. 2. All requirements of the Commercial Design Standards ordinance must be met. 3. All requirements of the 5600 West Streetscape ordinance must be met. • Continuance, to allow for the resolution of any issues raised at the public hearing. Applicant: Adam Ford, Richardson Design 510 S. 600 E. Ron Weibel presented the application. Mr. Ford indicated that this site is part of the Master Plan community at the Highbury Shoppes development. This retail pad is the same owner that was approved for the Chow Time Restaurant that will be going in behind it. The architecture has been incorporated to reflect the new restaurant that is going in as well as the existing retail buildings that currently exist. There was a question regarding the bike rack and this will be located on the northeast corner between the dumpster and the corner of the building. Discussion: Mr. Matheson questioned have you reviewed the plans with the Highbury group? Mr. Ford said yes. A representative is here tonight and they have already reviewed and approved the plans as far as the elevations and the layout. West Valley City Planning Commission May 11, 2011 Page 15 There being no further discussion regarding this application, Chairman Fuller called for a motion. Motion: Commissioner Thomas moved for approval Commissioner Garcia seconded the motion. Roll call vote: Commissioner Bilic yes Commissioner Conder yes Commissioner Garcia yes Commissioner Matheson yes Commissioner Thomas yes Chairman Fuller yes Approved – C-10-2011 – Unanimous C-11-2011 Hughes General Contractors 7057 West 2100 South M zone 10.2 Acres Hughes General Contractors is requesting conditional use approval for an office building at the Kilgore Paving site at 7057 W. 2100 S. The property is zoned M (manufacturing) and is in an area designated by the West Valley City General Plan as heavy manufacturing. The adjacent properties are all zoned M. An office building is a permitted use in a manufacturing zone. However, this site was originally approved as a conditional use because of the amount of the site used for outside storage, so any additional development on the site has to be approved as an amendment to the conditional use. The proposed 25,305 square foot office building will be an addition to the existing 7,546 square foot building. The building will be tilt-up concrete construction with architectural accents to give it visual interest. As this is an addition to a use that can only be located in a manufacturing zone, the use does not have to comply with the Commercial Design Standards ordinance. The parking required for both the existing and proposed office space is 131 spaces. The total for existing and proposed parking spaces is 115 so there would have to be an additional 16 spaces provided or information provided to allow the Planning Commission to approve the site with fewer than required parking spaces. Staff Alternatives: • Approval, subject to the resolution of any issues raised at the public hearing and the following conditions: 1. All requirements of any affected department or agency must be met. 2. Parking must meet the standards required by ordinance or fewer spaces must be approved by the Planning Commission. West Valley City Planning Commission May 11, 2011 Page 16 • Continuance, to allow for the resolution of any issues raised at the public hearing. Applicant: Travis Davis, Hughes General Contractors 900 N. Redwood Rd. Mr. Davis clarified regarding the parking issue and said there are more parking stalls than there are offices that will be designed into the building. We are requesting fewer parking than the ordinance allows due to the fact if we install as many of the stalls as the ordinance requires, there would be empty stalls most of the time and that seems like a wasteful use of resources. Discussion: Mr. Weibel presented the application. Commissioner Matheson questioned staff regarding the parking stalls being much of a concern. By looking at where this site is located there is not much traffic and I wouldn’t think that there would be more than 25 cars parked there at any given time. Mr. Weibel replied it is a large office building and they may have a lot of employees coming there. That is information that the applicant can provide. The Planning Commission has the ability to reduce the number of stalls, if they feel that it is appropriate. As staff we need to show that parking is being provided per the ordinance and per ordinance they are 16 stalls short. However they may very well not need that many spaces for this site. Basically, it is not uncommon for some sites not to have the parking that would be required for the proposed new use. Commissioner Matheson commented I know one of the Kilgore managers and he probably goes into the office for about ten minutes and then is out in the field for the rest of the day. Mr. Davis said that’s exactly the nature of this and most of the employees actually have a company car because they are usually out of the office and on the job site. Commissioner Thomas questioned how many employees do you have? Mr. Davis replied I don’t know exactly as I am with the construction company, Kilgore Paving, but I would say probably 200 or 300. Commissioner Thomas questioned and will they all be coming into this building? Mr. Davis replied no. There is this facility and in a couple of weeks I will be back for another facility at the existing Harper Gravel Pit on 5400 South. All of the field and operations people will be there and this site is for the management staff. Commissioner Thomas said convince us why we should go less than 131 parking stalls, if we don’t know how many people work there. Mr. Davis replied we do know how many people will be in the building and we know how many office offices are going in the building which is about 95 people. Of those 95 people most of them are out and about during most of the day. Commissioner Thomas questioned they will be coming in there with a vehicle? Mr. Davis responded yes and it is reasonable that all 90 people could be there. West Valley City Planning Commission May 11, 2011 Page 17 Commissioner Fuller indicated that part of the parking stalls would be for customers and very few customers will ever go there. Commissioner Thomas questioned is that correct? Mr. Davis replied yes. There being no further discussion regarding this application, Chairman Fuller called for a motion. Motion: Commissioner Thomas moved for approval with the recommendation that we go with 115 parking spaces as proposed. Commissioner Bilic seconded the motion. Roll Call: Commissioner Bilic yes Commissioner Conder yes Commissioner Garcia yes Commissioner Matheson yes Commissioner Thomas yes Chairman Fuller yes Approved – C-11-2011 – Unanimous PLANNING COMISSION BUSINESS Approval of minutes from April 27, 2011 (Regular Meeting) Approved There being no further business, the meeting adjourned at 5:50 p.m. Respectfully submitted, _____________________________________ Karon Jensen, Administrative Assistant