Planning Commission Meeting

WEST VALLEY CITY PLANNING COMMISSION MINUTES August 24, 2011 The meeting was called to order at 4:03 p.m. by Chairman Brent Fuller at 3600 Constitution Boulevard, West Valley City, Utah WEST VALLEY CITY PLANNING COMMISSION MEMBERS Harold Woodruff, Brent Fuller, Jack Matheson, Phil Conder, and Barbara Thomas ABSENT: Terri Mills, Joe Garcia, and Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Steve Lehman, Jody Knapp, Ron Weibel, and Nichole Camac WEST VALLEY ADMINISTRATIVE STAFF: Claire Gillmor, Assistant City Attorney AUDIENCE Approximately fifteen (15) people were in the audience West Valley City Planning Commission August 24, 2011 Page 2 GENERAL PLAN/ ZONE CHANGE APPLICATION GPZ-1-2011 Leland Powell 5628 West Parkway Blvd. General Plan change from medium density residential to general commercial Zone Change from A to C-2 1 Acre Leland Powell has submitted a General Plan/zone change application for a 1 acre parcel located at 5628 West Parkway Blvd. The property is currently zoned A (agriculture) with a General Plan designation of medium density residential (7 to 12 units/acre). The proposed zone is C-2 (general commercial) and the proposed General Plan designation is general commercial. Surrounding zones include RM (residential, multi-family) to the north and south, C-2 to the east and A to the west. Surrounding land uses include townhomes to the south, vacant land planned for townhomes to the north, vacant commercial pads to the east and a single family home on a 2 acre lot to the west. The subject property is vacant. If this application is approved, the applicant plans to develop the property into a dental office. A copy of the dental office concept plan is attached to this report. Also attached is a letter from the applicant that outlines the reasons why he is proposing the change. Back in 2007, an application was submitted to change the zoning on the subject property along with the two parcels to the west (4 acres total) from A to RM. The Planning Commission recommended approval; however, prior to the application going before the City Council, the application was withdrawn. While a medium density residential development, which is typically townhomes, is possible on a 1 acre lot, it is not ideal in that there is little room for amenities and relatively few owners to contribute to common area maintenance costs. Staff believes a dental office would be an appropriate use at this location for the following reasons: 1. Commercial pads exist directly east of the subject property. 2. The use is a fairly low impact use adjacent to residential. 3. A partial interchange for the Mountain View Corridor will be built on Parkway Blvd. approximately 400’ to the west. 4. As mentioned above, a 1 acre parcel by itself is relatively small for medium density residential development that is anticipated in the General Plan. 5. The planned townhome development to the north includes backyards adjoining the subject property. In other words, there are no connections between the subject property and the property to the north. During the study session, the Planning Commission discussed other zones that would allow a dental office but be more restrictive than the C-2 zone. Both the C-1 (neighborhood commercial) and RB (residential business) zones would allow a dental office. Generally speaking, the RB zone allows office uses and prohibits retail and automotive uses. The C-1 zone allows office uses and limited retail while prohibiting automotive uses. A complete list of permitted and conditional uses for the RB, C-1 and C-2 zones is attached. As discussed in West Valley City Planning Commission August 24, 2011 Page 3 the study session, the Planning Commission can recommend a more restrictive zone without having the applicant reapply. Staff Alternatives: 1. Approval of a General Plan change to non-retail commercial and a zone change to RB. 2. Approval of the proposed General Plan change to general commercial and the proposed zone change to C-2. 3. Continuance, for reasons determined during the public hearing. 4. Denial, the property should be residential. Applicant: Leland Powell 265 N Main Suite D-222 Kaysville, UT 84037 Discussion: Steve Pastorik presented the application. Leland Powell, representing the applicant, stated that he feels this is a good use based on the area. Harold Woodruff asked if the dentist office will definitely be built. Mr. Powell replied that everything has been approved by banks so far. Phil Conder stated that the dentist office makes a lot of sense but questioned why the applicant wanted to go for ‘C-2’ zoning instead of ‘RB’. Mr. Powell replied that ‘C-2’ is the least restrictive for potential future uses and has better setback requirements. He added that commercial markets are improving and it may be easier to get financial lending. Jack Matheson suggested a ‘C-1’ zoning as it is still commercial but doesn’t allow for harsh uses such as automotive repair. Mr. Powell replied that he would be fine with that zoning as well. Phil Conder stated that he feels ‘RB’ makes sense for the property now. Jack Matheson stated that he feels ‘RB’ is a rare zoning and the surrounding lots will most likely develop into commercial. Harold Woodruff agreed and stated that he feels ‘C-1’ would be the most appropriate zoning. There being no further discussion regarding this application, Chairman Fuller called for a motion. Motion: Commissioner Thomas moved for approval of the general plan change to neighborhood commercial and a zone change to ‘C-1’. Commissioner Matheson seconded the motion. Roll call vote: Commissioner Conder Yes Commissioner Matheson Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Fuller Yes Unanimous –GPZ-1-2011 – Approved West Valley City Planning Commission August 24, 2011 Page 4 ZONE CHANGE APPLICATION Z-2-2011 West Valley City 1666 West Whitlock Ave. R-1-6 to C-2 0.11 acres West Valley City staff is requesting a zone change for a 0.11 acre parcel at approximately 1666 West Whitlock Avenue from R-1-6 (residential, single family, minimum lot size 6,000 square feet) to C-2 (general commercial). Surrounding zones include C-2 to the north, west and south and R-1-6 to the east. Surrounding land uses include single family homes to the north, east and a portion of the south and commercial to the west and the remaining south portion. The subject property is designated as medium density mixed use and small lot residential (4 to 7 units per acre) in the West Valley City General Plan. This property is the south half of Parkway Blvd and is still public right-of-way although it is not improved. The north half of Parkway Blvd. has been vacated. The owner of the property to the north, west and south has applied for a street vacation that is scheduled for the same public hearing as this application. If the vacation application is approved, the subject property would be included in a storage unit development. A copy of the proposed concept plan is attached. Staff believes that the redevelopment of this area will be positive for the City in that it will remove a home that is in poor condition, eliminates an awkward situation where a home is accessed through a commercial parking lot and consolidates properties with difficult access with others with direct access to Whitlock Ave. Staff Alternatives: • Approval of the zone change. • Continuance to address issues raised during the public hearing. • Denial. Applicant: West Valley City Discussion: Steve Pastorik presented the application. Barbara Thomas questioned whether the zone change should be done prior to the vacation of the street. Steve replied that the order on the agenda isn’t important. He indicated that two things must happen before Ken Menlove, the applicant for the proposed project, can proceed with the storage unit complex. First, the right of way needs to be vacated and second, the zoning needs to be changed. There being no further discussion regarding this application, Chairman Fuller called for a motion. Motion: Commissioner Matheson moved for approval of the zone change. Commissioner Conder seconded the motion. West Valley City Planning Commission August 24, 2011 Page 5 Roll call vote: Commissioner Conder Yes Commissioner Matheson Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Fuller Yes Unanimous –Z-2-2011 – Approved Z-3-2011 William Johnson 4070 South Montaia Drive A to R-1-8 .21 acres BACKGROUND: William Johnson, is requesting a zone change for .21 acres located at 4070 South Montaia Drive (2805 West). The request is to change this lot from the A (agricultural) zone to the R- 1-8 (residential, single family, minimum lot size 8,000 square feet) zone. Surrounding zones include R-1-8 to the north and south, and A to the east and west. Surrounding land uses are predominately single family homes. The subject property is designated as low density residential in the West Valley City General Plan. ISSUES: The subject property is known as lot 14 in the Wright No. 11 Subdivision. This subdivision was recorded with the Salt Lake County Recorder’s Office in June 1963. The existing single family dwelling was constructed in 1964. At the time of West Valley City’s incorporation, this property was zoned A-1. A few weeks ago, Mr. Johnson submitted a building permit for an addition to the rear of the existing dwelling. The indicated setback was 20 feet. Upon review of the building permit and zoning classification, staff informed the applicant that the property was zoned A and would require a minimum setback of 30 feet. As this was not possible, Mr. Johnson asked staff what options were available. Staff discussed Board of Adjustment and Planning Commission options. Based on those discussions, the applicant decided to pursue a zone change. While researching the zoning history of this area, staff learned that the two properties immediately to the south of Mr. Johnson were rezoned in 1998 from the A zone to the R-1-8 zone. That rezoning was initiated for similar reasons as this application. Properties on the west side of Montaia Drive are well under a half acre and are not able to reasonably meet the larger setback standards required in the A zone. If property owners propose an addition, or an accessory building, the larger setbacks prohibit such from being built. All frontage and area requirements of the R-1-8 zone will be met just as other lots along this street. Mr. Johnson explained to staff that they have not had agricultural animals on the West Valley City Planning Commission August 24, 2011 Page 6 property, nor do they anticipate this in the future. STAFF ALTERNATIVES: 1. Approval of the zone change as it complies with the General Plan. 2. Continuance to address issued raised during the public hearing. Applicant: William Johnson 4070 S Montaia Dr. Discussion: Steve Lehman presented the application. William Johnson, the applicant, indicated he had nothing further to add. The Planning Commission had no further concerns. There being no further discussion regarding this application, Chairman Fuller called for a motion. Motion: Commissioner Conder moved for approval of the zone change. Commissioner Woodruff seconded the motion. Roll call vote: Commissioner Conder Yes Commissioner Matheson Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Fuller Yes Unanimous –Z-3-2011 – Approved SUBDIVISION APPLICATION SV-2-2011 Parkway Ave. Street and Alley Vacation 2455 South Redwood Road BACKGROUND Mr. Ken Menlove, is requesting consideration to vacate a portion of Parkway Avenue along with an existing 16-foot alley located in Block 16 of the Chesterfield Subdivision. The street and alley to be vacated includes the following: • The 16-foot alley adjacent to lots 30 and 34-41 in block 16 Chesterfield Subdivision. • The South portion of Parkway Avenue adjacent to lots 40-46 in block 16 Chesterfield Subdivision. The above mentioned street and alley have never been formally improved. In 1985, the City West Valley City Planning Commission August 24, 2011 Page 7 vacated the north portion of Parkway Avenue. For unknown reasons, the south portion was not included in that application. Businesses that adjoin the street and alley have been using these spaces for years. The proposed street and alley vacation has been submitted in order to create a developable area for a future storage unit project. The vacation of the street and alley will also allow for better management of existing properties. A similar application was presented to the Planning Commission in November 2006. During that meeting, a concern was raised regarding access to the property at the east end of Parkway Avenue. The owner of this property stated that access to the rear of lots 47 and 48 of the Chesterfield Subdivision is gained by the portion of Parkway Avenue that was not previously vacated. Due to this concern, the Planning Commission recommended approval to vacate the alley but not the street. The application was not presented to the City Council. Mr. Menlove informed staff that he is proposing to provide access to lots 47 and 48 through the storage unit development. As was discussed during the study session, the only way to guarantee access is by way of an access easement. Staff will require that this issue be worked out between the applicant and property owner prior to City Council review. Staff did mention that if access to the Carter property is not resolved, the outcome of this application is likely to be the same as the one in 2006. To date, staff has not been contacted by the Carter family. According to City Ordinance, streets and/or alley vacations shall be reviewed by the Planning Commission with a recommendation to the City Council. RECOMMENDATION 1. Approve the vacation of Parkway Avenue and the adjoining 16-foot alley as described in the staff analysis. 2. Approve the vacation of the alley, but not the street due to access issues with the owner of lots 47 and 48. 3. Continue the application due to issues raised at the pubic hearing. Applicant: Neutral: Ken Menlove Lee Dever 1646 W Whitlock Discussion: Steve Lehman presented the application. Jack Matheson stated that there are currently cars parked in the right-of-way on Parkway Ave. Barbara Thomas asked if there will be sufficient parking for the different uses if this parking is removed. Steve replied he hasn’t evaluated the plan but there is plenty of parking for the site. Brent Fuller asked if other property owners in the area will be given partial ownership if the street is vacated. Steve replied that he is unfamiliar with ownership in the area but indicated that the street will be divided equally among any different property owners. Ken Menlove, the applicant, stated that the Carter’s (the neighbor to the east) will be granted access by way of easement. He indicated that a gate will be provided so that the homeowners are able to access the rear property. Mr. Menlove stated that the West Valley City Planning Commission August 24, 2011 Page 8 property owners are the Hunt’s and they will be getting the south half of Parkway Ave if it is vacated. He indicated that businesses to the north are utilizing parking on the property and an agreement will be worked out for them to continue to do so. Lee Dever, representing the property owner to the east, stated that he has discussed the access problem with the applicant. He indicated that an agreement has been reached to include a permanent easement that will allow the Carter’s to access the rear of their property. Phil Conder asked if the easement will go out to Whitlock. Mr. Dever replied yes. There being no further discussion regarding this application, Chairman Fuller called for a motion. Motion: Commissioner Woodruff moved for approval subject to an access easement being provided for the neighbors prior to the plat being recorded. Commissioner Thomas seconded the motion. Roll call vote: Commissioner Conder Yes Commissioner Matheson Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Fuller Yes Unanimous –SV-2-2011 – Approved CONDITIONAL USE APPLICATION C-17-2011 Ut Nguyen 1920 West 3500 South International Market Center C-2 Zone (1.19 Acres) The applicant, Ut Nguyen, is requesting a conditional use for a shopping center. The application was continued from the June 8th meeting to allow time for the applicant to correct a discrepancy in the site dimensions and to submit more detailed building elevations. The zoning for this area is C-2, and shopping centers are a conditional use in this zone. The West Valley City General Plan anticipates general commercial uses for this area. The surrounding zone is RM to the north, R-1-6 to the northwest, and the remaining sides are C-2. The surrounding uses include the existing Little Saigon retail center to the east, a retail furniture store to the west, single family residential to the northwest, and townhomes to the north. This site was previously occupied by Twamco, which was a trailer fabrication business. The applicant, Mr. Nguyen has since purchased the property and wishes to develop it into a commercial shopping center that will connect to his existing commercial center to the east. West Valley City Planning Commission August 24, 2011 Page 9 There will be two buildings on site. The architecture will consist of brick, stone, stucco and tile roof accents that will comply with the Commercial Design Standards similar to the existing buildings of Phase 1 and 2 of Saigon Market. There will be one single story building that is 9330 square feet, and one 2-story building towards the back of the site that will be 8034 square feet, for a total square footage of 17,354. Two restaurant spaces are proposed for this site, totaling 5,100 square feet and the remaining space will be retail or office uses. Therefore, 105 parking spaces are required for this use. There are 52 spaces provided on this site therefore, the applicant will be utilizing the shared parking standards to accommodate the parking need. The total parking required for the entire complex is 242 spaces. There are currently 185 spaces on the existing site, 7 additional spaces will be added there. Combined with the 52 for this phase, there is a total of 244 spaces provided for the entire development. Currently, the access is shown on the west side of the site right at the property line. Typically, a 20’ setback is required here however if this location is specified and approved by UDOT then that requirement can be waived. However, all of the improvements for this access must be located on this property and approved by WVC Public Works and the WVC Fire Department. The landscaping requirement for this site is 13.5%, which includes the 3500 South Streetscape requirements. The applicant will provide an internal pedestrian walkway system throughout the site that ties in with the streetscape. This will include stamped concrete walkways where the sidewalk crosses any vehicular traffic areas. The signage for this site will consist of wall signs only. A monument sign will not be provided for this location. Portions of this site are adjacent to residential uses. A 10’ setback is required for areas adjacent to this residential boundary. This setback must be landscaped with at least one tree planted every 30’ and three shrubs planted per tree. The maximum height of buildings allowed at this minimum setback is 20’. For every additional foot in height above this, the building must be setback and additional foot and that area must also be landscaped accordingly. A 6’ masonry or concrete wall is required along the property adjacent to these residential uses. A dumpster is proposed in the north east corner of the site which requires a 6’ masonry enclosure and a 20’ setback from adjacent residential properties. A lighting plan shall also be submitted and the placement of the lights shall not negatively impact the adjacent residential properties. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing and meeting the requirements of all affected departments and agencies, as well as the following: 1. The building elevations must be designed per the Commercial Design Standards. 2. All signage must comply with the West Valley City Sign Ordinance. A monument sign will not be constructed at this location. West Valley City Planning Commission August 24, 2011 Page 10 3. The landscaping and pedestrian circulation must be completed per the approved site plan and in accordance with applicable standards in the West Valley City Municipal Code including but not limited to the standards for Landscaping Along High Image Arterials. 4. Must provide written approval from UDOT regarding the location of the access to this site and the design shall be approved by West Valley Public Works. 5. The dumpster location shall be at least 20’ from any residential boundary and completely secured with a 6’ masonry enclosure. 6. All lighting shall be designed per Title 7 and not negatively impact adjacent residential uses. 7. A 6’ concrete or masonry wall shall be installed along all residential zone boundaries. 8. There must be adequate parking on site for the proposed tenant mix and a permanent cross access agreement shall be established and recorded for the shared parking use. 9. Must meet requirements of all effected departments and agencies. 10. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing or to allow for a revised site plan to be submitted. Applicant: Nathan Chappell 1386 Grand Ave. Provo, UT Discussion: Jody Knapp presented the application. Jody indicated that changes were received to the site plan just before the hearing began. She stated that according to the new plans, and taking shared parking into consideration with the neighboring property, parking requirements will be met. She explained that the new plans indicate access from 3500 South to be centered. She added that the new plans also indicate 90 degree parking behind the rear building as opposed to parallel parking. Jody added that there is no signage being proposed so all signs will be on the building. Harold Woodruff asked if the dumpster is 20 feet from the residential property line. Jody replied yes. Nathan Chappell, representing the applicant, stated that a traffic study has been conducted by UDOT for the access onto 3500 South. Brent Fuller asked if the access has been approved by UDOT. Mr. Chappell replied no. He stated that getting rid of the TWAMCO site would be a great improvement for the area. Barbara Thomas asked if the access provided by the applicant on the latest plan will likely be approved. Jody replied that it meets the City’s ordinance but UDOT can override this. West Valley City Planning Commission August 24, 2011 Page 11 Jack Matheson asked if the Fire Department is okay with accessing the rear of the property. Jody replied yes. Phil Conder stated that the design looks better but he feels apprehensive approving anything without proper inspection since the plans were received and viewed during the hearing. Mr. Chappell stated that elevations were provided weeks ago. Brent Fuller replied that the actual site plan was just submitted right before the hearing. Jack Matheson stated that he would also like to see elevations that meet the commercial design standards for the south end of the buildings that will face 3500 South. There being no further discussion regarding this application, Chairman Fuller called for a motion. Motion: Commissioner Conder moved for continuance to allow the applicant time to provide elevations for the side of the building facing 3500 South, time for staff to formally review the latest designs provided, and to allow time for UDOT to respond to access issues. Commissioner Thomas seconded the motion. Roll call vote: Commissioner Conder Yes Commissioner Matheson Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Fuller Yes Unanimous –C-17-2011 – Continued C-27-2011 Cosmopolitan Travel (Eduardo Paredes) 3572 S. Redwood Road C-2 Zone (1.14 Acres) The applicant, Eduardo Paredes, is requesting conditional use approval to operate a pawn shop and car title loan company inside Cosmopolitan Travel at 3572 S. Redwood Road in an existing commercial building. This property is in a general commercial (C-2) zone and the West Valley City General Plan designates this area as Mixed Use. The property directly to the west is zoned A (Agricultural), and all remaining sides are C-2, General Commercial. The surrounding uses include residential to the west, a Sonic fast food restaurant to the south, a 7- 11 Gas Station to the north and a retail shopping center to the east across Redwood Road. Cosmopolitan Travel is currently operating at this location and provides a variety of services including a travel agency, internet service, income tax preparation, notary service, insurance, money transfers and package mailing. They would like to expand their services to include car title loans and a pawn shop. There will be no vehicles stored at this location at any time and no outside storage or display of merchandise will be permitted. If it becomes necessary to repossess a vehicle the business owner has a contract with a company that has a storage facility located in Orem, UT. West Valley City Planning Commission August 24, 2011 Page 12 Signage at this location is existing. Staff was unable to locate a building permit for the wall signs. All signage shall comply with the West Valley City Sign Ordinance, to include no more than 15% of the first floor front face square footage in wall signs and no more than 50% of the window area covered in signs. A building permit must be issued for all wall signage. If a permit has already been issued then a copy of that must provided for Staff to update the file. Mr. Paredes has indicated that he will not be opening the pawn shop portion of this business until sometime next year. A special business license fee is assessed for pawn shops so the license must be issued for this use before any type of pawn service is provided. Staff Alternatives: Approval, subject to the resolution of any issues raised at the public hearing and the following conditions. 1. This approval is for a pawn shop and car title loan business and does not include any type of check cashing or deferred deposit loan service. 2. A business license for pawn services must be issued within one year of this approval per section 7-7-109 of the West Valley City Municipal Code or the approval for the pawn portion of this application shall expire. 3. No vehicles shall be stored onsite. 4. There shall be no outside storage or display of merchandise at this site. 5. All signage shall comply with the West Valley City Sign Ordinance, to include no more than 15% of the first floor front face square footage in wall signs and no more than 50% of the window area covered in signs. 6. A Building permit is required for all wall signage. A permit must be obtained or evidence of a permit already issued must be provided, within 60 days of Planning Commission approval. Continuance, to allow for the resolution of any issues raised at the public hearing. Applicant: Eduardo Paredes 3572 S Redwood Road Discussion: Jody Knapp presented the application. Phil Conder asked if the current signage is greater than 15%. Jody replied it looks like it is more so they will need to get that worked out and get a building permit. Jack Matheson stated that the pawn shop takes up a great deal of space and asked if the pawn shop portion of this application will return to the Planning Commission when the applicant applies for a business license. Jody replied no. Brent Fuller asked why this would need to be approved now. Jody replied that the applicant was unaware of the extensive pawn shop fee for business licensing when he applied for the conditional use but would still like to keep his options open. Jack Matheson asked if the fee could be waived for the applicant to return to the Planning Commission to submit another conditional use when the pawn shop portion of the business becomes a possibility. Claire replied it could be waived but the applicant is requesting this change now. Kevin Despain translated for the applicant, Eduardo Paredes. Mr. Paredes indicated that he would like to have everything approved now and is hoping to obtain the pawn West Valley City Planning Commission August 24, 2011 Page 13 shop license in February or March. He indicated that it takes a lot of time to prepare a pawn shop business so he would like to know if he is able to do it. Brent Fuller asked if there is enough space for the pawn shop. Mr. Paredes replies yes. Phil Conder stated that the conditions listed by staff for the pawn shop seem to mitigate any potential problems. There being no further discussion regarding this application, Chairman Fuller called for a motion. Motion: Commissioner Matheson moved for approval subject 6 conditions listed by staff. Commissioner Woodruff seconded the motion. Roll call vote: Commissioner Conder Yes Commissioner Matheson Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Fuller Yes Unanimous –C-27-2011 – Approved C-28-2011 Holiday Oil (Impact Signs) 3219 West 4100 South Bonus Sign Request C-1 Zone (.42 Acres) The applicant, Holiday Oil (Impact Signs), is requesting a conditional use amendment to modify the monument sign height per the bonus sign criteria. The zoning for this area is C-1, Neighborhood Commercial. The West Valley City General Plan anticipates Neighborhood Commercial uses for this area. The surrounding zone is C-1 to the west, R-4 to the south, R- 2-8 to the east and R-1-7 to the north. The surrounding uses include a neighborhood grocery store to the west, a church to the north, and multi-family residential to the south and east. This site is currently occupied by a Holiday Oil with a pole sign advertising for Texaco and the applicant wishes to alter this pole sign to advertise for Chevron. The current Sign Ordinance states that pole signs are only allowed on properties as conditional uses on sites with at least 10 acres. This site is .42 acres, therefore, the pole sign at this location is non- conforming. The ordinance also states that if a non-conforming sign is altered, which includes changing the faces in any manner, that the sign shall comply with the current standards set forth in this Code. This lot is a corner lot, which allows the applicant to have one monument sign per frontage. Therefore, the applicant proposes to remove the pole sign and locate two monument signs in the existing landscaped area. Title 11 states that signage for single tenants shall be no greater than 6’ in height and 50 square feet in area. However, section 11-4-111 does allow for an increase in sign area and height when certain criteria are met. The applicant proposes to removed the pole sign on site West Valley City Planning Commission August 24, 2011 Page 14 which satisfies the criteria of bonus item (b). The applicant has indicated that the signs that are provided by Chevron are a very specific design and can not be altered. Therefore, the applicant is requesting a bonus for the height only so they may construct two monument signs that are 6’9” tall and 15 square feet in area. The signs include a 1’ foot base that will be finished with stucco. When stucco is used, the color must coordinate with the building on site and include additional decorative architectural elements such as caps or columns. Staff recommends that additional architectural elements be added to the design of the signs or the material of the bases be changed to brick to match the planter bases. The signs will be constructed within a two-foot brick planter area as permitted by 11-4- 116(4). The area of the planters must be at least twice the area of the sign and landscaped with at least 50% live plant material. The bases shall be constructed in conjunction with the signs and be completed upon final inspection of the signs. Staff Alternatives: Approval of the sign bonus for Holiday Oil, subject to the resolution of any concerns raised at the public hearing as well as the following conditions: 1. Must meet all of the requirements set forth in Title 11 of the West Valley City Municipal Code. 2. The maximum height for the signs shall be 6’9”, the sign area shall be no more than 15 square feet, the setback shall be at least 6’9” and the 40’ clearview area maintained as indicated on the approved site plan and elevations. 3. The signs must be located in a landscaped area at least twice the area of the sign and landscaped with at least 50% live plant material. If a planter box is to be used it must be completed in conjunction with the signs and completed upon final inspection of the sign. 4. The bases of the signs shall be masonry and at least one foot tall. If stucco is used, the color must match the building on site and additional architectural enhancements must be added to the signs, or the material of the bases be changed to brick to match the planter bases. Continuance for reasons determined at the hearing or to allow time for the applicant to submit an alternative sign design. Applicant: Kevin Anderson 772 Lakeview Stansbury Park, UT Discussion: Jody Knapp presented the application. Jody stated that they are allowed by ordinance to have two monument signs. She indicated that since there is nowhere else on the site for the signs, they will be closer than the suggested 100 feet. Brent Fuller asked what the definition of a planter is. Jody replied that it is defined as being West Valley City Planning Commission August 24, 2011 Page 15 a landscaped area that is twice the area of the sign with 50% live plant material. The applicant, Kevin Anderson, stated that they are asking for a bonus of 9 additional inches in height. He explained that the sign package provided by Chevron is standard and with the City’s ordinance requirement of a 1 foot base, it pushes the sign up 9 inches too high. He stated that all other requirements in the ordinance are met. Mr. Anderson added that the base will be brick to match the planter and the building. He stated that both signs will be oriented so traffic can view gas prices from all directions. Harold Woodruff stated that he feels the intent of the ordinance is being met and added that they could have asked for a lot more than 9 inches. Jack Matheson agreed and added that the elevations provided are misleading. Phil Conder indicated that the signs don’t feel intrusive. There being no further discussion regarding this application, Chairman Fuller called for a motion. Motion: Commissioner Conder moved for approval subject to the 4 conditions listed by staff. Commissioner Woodruff seconded the motion. Roll call vote: Commissioner Conder Yes Commissioner Matheson Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Fuller Yes Unanimous –C-28-2011 – Approved Chairman Fuller was excused from the hearing. C-29-2011 C.M. Auto, LLC 3650 West 2150 South M Zone Approx. .43 Acre Rosa Marmolejo, representing C.M. Auto, LLC, is requesting conditional use approval for an auto body shop at 3650 West 2150 South. This property is zoned manufacturing (M) and is surrounded by manufacturing zoning and industrial uses. The West Valley City General Plan designates this area as light manufacturing. There is an existing building of approximately 5400 square feet with an office area and two roll-up doors on opposite ends of the east side of the building. The business will utilize the entire building. Automobile service is a conditional use in the manufacturing (M) zone. The following site issues need to be addressed to comply with the zoning ordinances before West Valley City Planning Commission August 24, 2011 Page 16 the business can operate: 1. The landscaping needs to be brought back up to acceptable standards and permanently maintained. This shall include an operable irrigation system. 2. The parking lot needs to be restriped with parking stalls that meet ordinance requirements. 3. The fenced-in storage lot on the north side of the property was hard surfaced at one time but parts of it have fallen into disrepair. This lot needs to be cleaned and repaired before any vehicles, equipment or materials may be stored there. Storage has been problematic at many automobile service facilities in the City. Because the site is compact and the parking lot for the building does not have room for extra parking spaces, this area shall not be used to store vehicles waiting for repair or in the process of being repaired. These vehicles should be stored only inside or in the north parking area after it is repaired. 4. Before any painting can be done in the building, all state and local agency requirements regarding the paint booth must be met. Staff Alternatives: • Approval, subject to the resolution of any issues raised at the public hearing and the following conditions: 1. The landscaped setback on the south end of the property shall be brought back to a condition required by ordinance and permanently maintained. 2. The parking lot for the building shall be restriped with parking stalls which meet the requirements of the parking ordinance. 3. The hard surfacing in the fenced in storage lot on the north end of the property shall be repaired and all vehicles which are waiting to be repaired or in the process of being repaired shall be stored either in this area or inside the building. 4. All requirements of any other affected departments or agencies must be met, including State requirements for auto body shops and West Valley City Fire Department and Building Inspection Division requirements for paint booths. • Continuance, to allow for the resolution of any issues raised at the public hearing. Applicant: Cesar Marmolejo 3650 W 2150 S WVC, UT 84120 Discussion: Ron Weibel presented the application. Cesar Marmolejo, representing the applicant, asked if cars will be able to be parked in the back as long as the hard surfacing is repaired. Ron replied yes. Mr. Marmolejo stated that they are fine with all the conditions listed by staff. Jack Matheson asked if there will be painting in the shop and if this has been reviewed by the Fire Department. Mr. Marmolejo replied they will eventually be doing painting and will meet all the appropriate requirements. He added that the Fire Department is fine with this as there has been an auto body shop here in the past. West Valley City Planning Commission August 24, 2011 Page 17 There being no further discussion regarding this application, Chairman Fuller called for a motion. Motion: Commissioner Thomas moved for approval subject to the 4 conditions listed by staff. Commissioner Matheson seconded the motion. Roll call vote: Commissioner Matheson Yes Commissioner Thomas Yes Commissioner Woodruff Yes Vice- Chairman Conder Yes Unanimous –C-29-2011 – Approved PLANNING COMISSION BUSINESS Approval of minutes from August 10, 2011 (Regular Meeting) Approved Approval of minutes from August 17, 2011 (Study Session) Approved There being no further business, the meeting adjourned at 5:37 p.m. Respectfully submitted, _____________________________________ Nichole Camac, Administrative Assistant