Planning Commission Meeting

COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT WEST VALLEY CITY PLANNING COMMISSION MINUTES December 11, 2013 The meeting was called to order at 4:03 p.m. by Vice-Chairman Barbara Thomas at 3600 Constitution Boulevard, West Valley City, Utah WEST VALLEY CITY PLANNING COMMISSION MEMBERS Harold Woodruff, Brent Fuller, Terri Mills, Barbara Thomas, and Clover Meaders ABSENT Phil Conder and Jack Matheson WEST VALLEY CITY PLANNING DIVISION STAFF Steve Lehman, Jody Knapp, Kevin Despain, and Nichole Camac AUDIENCE Approximately fourteen (14) people were in the audience 3600 Constitution Blvd. West Valley City, UT 84119-3720 Phone (801) 966-3600 Fax (801) 963-3559 West Valley City Planning Commission December 11, 2013 Page 2 GENERAL PLAN/ ZONE CHANGE APPLICATION GPZ-6-2013 McNeil Engineering (Matthew Idema) 4758 West 4100 South General Plan change from low density residential to neighborhood commercial Zone Change from R-1-8 to C-1 1.01 acres Matthew Idema has submitted a General Plan/zone change application for one parcel totaling 1.01 acres located at 4758 West 4100 South. The property is currently zoned R-1-8 (single family residential with an 8,000 square foot lot minimum) with a General Plan designation of low density residential (3 to 4 units/acre). The proposed zone is C-1 (neighborhood commercial) and the proposed General Plan designation is neighborhood commercial. Surrounding zones include R-1-8 to the north and east and C-1 to the west and south. Surrounding land uses include the Hunter Library to the north and east, bank to the west and a church and physical therapy office to the south. There are currently two single family residential homes on the parcel. Salt Lake County records indicate that the homes were constructed in 1959 and they are currently occupied by rental tenants. If this application is approved, the applicant plans to demolish the homes on the parcel and develop the property into a multi- tenant commercial building. The tenant mix would include retail uses and possibly a restaurant. These proposed uses would be reviewed as a conditional use in a C-1 zone. The applicant has indicated that the design of the building will be compatible in terms of scale and architecture to other businesses in the area that reflect a neighborhood feel. This is consistent with the requirements set forth in the Commercial Design Standards which require that the site connect with the surroundings which can be achieved through the use of architectural transitions as set forth in 7-14-209(2) of the West Valley City Municipal Code. These transitions include similar building height and roof form. Therefore, staff recommends a pitched roof design for this development. During the study session the Planning Commission also discussed the design of the site and a preference for having the parking located to the north or east side of the building. This would ensure that the building is oriented towards the street and frame the intersection similar to the layout of the adjacent bank. This would also be consistent with the standards set forth in the Single Building Orientation section of the Commercial Design Standards which are as follows: 7-14-204. SINGLE BUILDING ORIENTATION. When there is only one (1) building in a proposed commercial development that will be occupied by one or more tenants, such building shall be oriented toward the abutting primary street and shall comply with one of the three standards below. (1) The minimum building setback shall be 20'. The maximum building setback shall be 30' for thirty percent (30%) of the lot frontage. (2) A maximum of seventy percent (70%) of the off-street surface parking spaces provided shall be located between the front of the building and the abutting street. The remaining thirty percent (30%) shall be located to the side or rear of the building. (3) More than seventy percent (70%) of the off-street surface parking spaces provided may be located between the primary façade of the building and the abutting street, provided the amount of interior parking lot landscaping is increased to 20 square feet of landscaping for each parking stall. The C-1 zone includes a maximum district size which limits the size of the overall zone to 7 acres. The intent West Valley City Planning Commission December 11, 2013 Page 3 of this restriction is to prevent what is to be a neighborhood commercial area from growing to a point where it is too large and no longer serves just the immediate neighborhood. The amount of existing C-1 property at this intersection is 8.58 acres. Including the subject property in the total the zone would occupy 9.59 acres. However, the C-1 zone states that “the maximum district size of a Neighborhood Commercial Zone may be increased if the Planning Commission determines that the specific development meets the intent and purpose of the C-1 zone, as outlined in Section 7-6-100(1)”, which states the following: (1) Neighborhood Commercial C-1: a. The Neighborhood Commercial Zone is established to provide locations for convenience shopping facilities which serve a neighborhood-oriented market. Such shopping facilities would supply necessities which usually require frequent purchasing with a minimum of consumer travel. b. Neighborhood Commercial Zones shall be located so that their distribution pattern throughout the City reflects their neighborhood orientation. Such zones shall not be so large or broad in scope of services as to attract substantial trade from outside the neighborhood. These zones shall not be located in close proximity to any other commercial zone. c. Neighborhood commercial uses shall be encouraged to develop in compact centers reflecting unified designs that are architecturally compatible in terms of scale with the neighborhood in which they are located. They should be designed as an integral, homogeneous component of the neighborhood, oriented to pedestrian traffic, as well as vehicular traffic. Site selection development and uses for Neighborhood Commercial Zones shall take into account potential impacts on surrounding residential uses and measures shall be taken to minimize these impacts. Staff believes the commercial use and C-1 zoning would be appropriate at this location for the following reasons: 1. The property is surrounded by a Community Use, which is the Hunter Library, and it is not directly adjacent to other residential homes. 2. The other three corners of the intersection already have commercial uses and this development would complement and help diversify the services available to the adjacent neighborhood. 3. The General Plan recommends that the development along 4100 South remain primarily single family residential with the exception of major intersections where commercial uses are appropriate. There are nodes of commercial use at major intersections which include 2700 West, 3200 West, 3600 West, Bangerter Highway, 4000 West, 5600 West and 6400 West. This location at 4800 West is also a major intersection. 4. The C-1 zone would exceed the district minimum however currently only 28% of this zone is utilized by commercial businesses. This includes .69 acres for a bank, 1.22 for a convenience store and .47 for a physical therapy office. The remaining 4.5 acres include religious institutions and residential uses. A copy of the 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. Staff Alternatives: 1. Approval a. Approval of the General Plan change to neighborhood commercial and the zone change to C- 1. b. Approval of the General Plan change to neighborhood commercial and the zone change to C- 1 subject to a development agreement that specifies the following: i. The building shall have a pitched roof design. ii. The parking shall be located to the north or east side of the site and the building shall be oriented towards the street. West Valley City Planning Commission December 11, 2013 Page 4 2. Continuance, for reasons determined during the public hearing. 3. Denial, the property should remain residential. Applicant: N/A Discussion: Jody Knapp presented the application. Terri Mills stated that the full parking lot is seldom used at the library. She asked if the library property would need to remain a community use or if it could eventually be subdivided and changed to neighborhood commercial. Jody replied that the library parcel is zoned R-1-8 and indicated that they would need to petition the Planning Commission in a similar process as this application if they wanted to change this. Commissioner Mills stated that when buildings are moved to the front of a parcel the rear of the building sometimes doesn’t look as good as hoped. She indicated that the developer should be granted flexibility and it may be beneficial to the City and the applicant if the Planning Commission didn’t specify the building’s orientation. Motion: Commissioner Fuller moved for approval subject to a development agreement that specifies the following: i. The building shall have a pitched roof design. ii. The parking shall be located to the north or east side of the site and the building shall be oriented towards the street. Commissioner Meaders seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Meaders Yes Commissioner Mills Yes Commissioner Woodruff Yes Vice-Chairman Thomas Yes Unanimous-GPZ-6-2013- Approved ZONE TEXT CHANGE APPLICATION ZT-9-2013 Performance Bond Requirements West Valley City Planning & Zoning BACKGROUND: The City’s subdivision ordinance requires performance bonds guaranteeing the construction and suitability of public improvements constructed as a condition of approval. Previously, the state’s subdivision statute and the City’s corresponding ordinance permitted the City to require a bond in the amount of twenty percent of the cost of installation of the public improvements covered by the bond. The Utah legislature recently amended the state subdivision statute to limit the City to require a bond for ten percent of the cost of installation of the public improvements covered by the bond. As a result of those changes to State Law, the City’s subdivision ordinance should be updated in a manner consistent with that change West Valley City Planning Commission December 11, 2013 Page 5 STAFF ALTERNATIVES: A. Approval of the Ordinance Text Change. B. Continuance, to provide more time for staff to further refine the Ordinance or to address concerns raised during the public hearing. Applicant: West Valley City Discussion: Steve Lehman presented the application. The Planning Commission had no further questions or concerns. Motion: Commissioner Mills moved for approval. Commissioner Woodruff seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Meaders Yes Commissioner Mills Yes Commissioner Woodruff Yes Vice- Chairman Thomas Yes Unanimous-ZT-9-2013- Approved SUBDIVISION APPLICATIONS S-25-2013 Highbury Centre Subdivision – Lot 7 Amended Lake Park Boulevard & High Commons Way M Zone 4 Lots 4.8 Acres BACKGROUND: Mark Murdock, representing the Gardner Company, is requesting a plat amendment for Lot 7 in the Highbury Centre Subdivision. The original subdivision plat was recorded in June 2011 and consisted of 9 lots. The purpose for the amended plat is to divide lot 7 into 4 individual lots for future commercial uses. ISSUES: Lot 7 is approximately 4.8 acres in size. It is bordered on the north by High Market Drive, the south by Lake Park Boulevard, the west by High Commons Way and the east by vacant ground. As the developer has been out marketing the Highbury property for development, they have determined that multiple lots would be desirable within the existing lot 7. The amendment of this lot is not unexpected. The original developer, Suburban Land Reserve Inc., intentionally platted larger lots within the subdivision knowing that they would be pared down at a later date to accommodate a variety of commercial uses. While discussing the subdivision layout, staff expressed the need to ensure that the lot designs would work with building designs and other City standards relating to development. West Valley City Planning Commission December 11, 2013 Page 6 Access to all lots will be gained by High Commons Way, High Market Drive and most likely a shared access with lot 8 to the east. Lots range in size from 38,300 square feet to 87,900 square feet. While there are no area requirements in the M zone, the lots do exceed the area requirements of the C-2 zone. This is an important detail because uses here will be commercially based. The larger lots should allow for sufficient parking, landscaping and other standards that will be reviewed as part of the conditional use processes. All requirements and conditions of the original subdivision will be applicable for the amended plat. Staff will review various applications with the Planning Commission as development on these properties occurs. STAFF ALTERNATIVES: 1. Approve the amendment to lot 7 of the Highbury Centre Subdivision subject to a resolution of staff and agency comments. 2. Continue the application in order for the developer to address the Planning Commission’s concerns. Applicant: Trish Christensen 3611 Arbor Park Dr Discussion: Steve Lehman presented the application. Trish Christensen, representing the applicant, stated that there will definitely be a Zaxby’s and a hotel use on two of these four parcels. Barbara Thomas asked if there will be direct access to this property from the south. Lee Logston replied that there will be no access from Lake Park Blvd due to the proximity of the existing roundabout. Commissioner Thomas asked if there will be a guaranteed shuttle service to the hotel. Brandon Hill replied that requiring shuttle buses is not something the Planning Commission can do at the subdivision level. Terri Mills stated that she visits this retail center frequently and sees many traffic problems in the area now. She stated that adding more uses and dividing this property creates more concern for parking and traffic flow in the area. Commissioner Mills stated that she can understand dividing the property into 3 parcels but feels that 4 is too many. Harold Woodruff stated that he doesn’t feel there is enough information to address these concerns at this point in the process. He stated that the various uses will need to come back for conditional use approval and will need to satisfy the City’s parking requirements. Brent Fuller agreed and added that these are larger lots. Commissioner Mills stated that people coming from the north on High Commons Way cannot continue south and are forced to go east or west which she feels is a problem. She indicated that this makes it difficult for people to frequent the variety of establishments in the area. Commissioner Woodruff suggested that the City’s traffic engineer review this area again since there are more specified uses being built now. Steve replied that he will suggest this to the Public Work’s Department. He indicated that there will be a median on Lake Park Blvd. Commissioner Thomas asked if there will be a crosswalk on Lake Park Blvd connecting the north and south side of Lake Park Blvd. Steve replied yes. Commissioner Mills stated that people will only be able to access this retail center off High Market Drive from 5600 W or they will have to use the roundabout. Motion: Commissioner Fuller moved for approval subject to the resolution of staff and agency comments. Commissioner Woodruff seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Meaders Yes Commissioner Mills No West Valley City Planning Commission December 11, 2013 Page 7 Commissioner Woodruff Yes Vice-Chairman Thomas Yes Majority-S-25-2013- Approved S-28-2013 201 Commerce Center Subdivision – No. 3 2200 South Commerce Center Drive M Zone 2 Lots 30 Acres BACKGROUND: Bret Mackay, representing DLM Development, is requesting final plat approval for the 201 Commerce Center Subdivision No. 3. This application will amend Parcel C of the 201 Commerce Center Subdivision No. 2 approved by the Planning Commission in June 2012. The subject property is presently vacant and is located in the manufacturing zone. ISSUES: The proposed amended subdivision is being requested in order to divide the existing large parcel into 2 platted lots. Lot 301 will be approximately 17.9 acres in size, while lot 302 will be 12.1 acres in size. Access to the subdivision will be gained from Commerce Center Drive. This road was recently completed along with improvements to the 201 frontage road. The recently constructed Commerce Center Drive will also provide for a new connection with Links Drive to the south. A few weeks ago, staff brought a conditional use to the Planning Commission for the first building. Depending upon the size, future uses within the subdivision will be brought back to the Commission as well. STAFF ALTERNATIVES: 1. Approve the 3rd phase of the 201 Commerce Center Subdivision subject to a resolution of staff and agency comments. 2. Continue the application in order for the developer to address the Planning Commissions concerns. Applicant: Bret Mackay 9090 S Sandy Parkway Discussion: Steve Lehman presented the application. Barbara Thomas asked what the odd shape in the corner of the plat is. Steve replied that there is a telecommunications tower. Bret Mackay, the applicant, stated that the road is completed and street lights have been installed but the street is not open yet. He indicated that the plat change is being done to move forward with the new building that was approved by the Planning Commission in October. Motion: Commissioner Woodruff moved for approval subject to the resolution of staff and agency comments. Commissioner Fuller seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Meaders Yes West Valley City Planning Commission December 11, 2013 Page 8 Commissioner Mills Yes Commissioner Woodruff Yes Vice-Chairman Thomas Yes Unanimous-S-28-2013- Approved S-29-2013 Stonebridge Commerce Park Subdivision 4100 West Links Drive M Zone 2 Lots 8.5 Acres BACKGROUND: Brandt Bird, representing Mountain Oasis Holding Ltd., is requesting preliminary and final plat approval for the Stonebridge Commerce Park Subdivision. The subject property is presently vacant and is located north of Links Drive and east of Commerce Center Drive. ISSUES: The proposed subdivision is being requested in order to divide the existing property into 2 lots. It is anticipated that the future uses here will be light manufacturing and office. Access will be gained from Links Drive and from Commerce Center Drive. The Planning Commission may remember that Links Drive and Commerce Center Drive were dedicated as part of the first phase of the 201 Commerce Center Subdivision. The cross section which will be used for both streets is a 66-foot right-of-way. A parkstrip and sidewalk will be located on the east side of Commerce Center Drive and on the north side of Links Drive. Internal access will be accomplished by cross access easements. Although the subdivision plat will denote these easement locations, the developer will need to record documents that set forth the conditions upon which these easements will be used. Both Commerce Center Drive and Links Drive are dedicated streets and therefore maintained by the City. At a future date, staff will review either conditional use and/or permitted use applications. At that time, staff and agency comments will be more thoroughly addressed as part of the site plan review process. The subdivision plat will contain easements dedication of right-of-way and other information applicable to the division of property. STAFF ALTERNATIVES: 1. Approve the Stonebridge Commerce Center Subdivision subject to a resolution of staff and agency comments. 2. Continue the application in order for the developer to address the Planning Commissions concerns. Applicant: Brandt Bird 2545 N 400 E Discussion: Steve Lehman presented the application. The Planning Commission had no further comments or concerns. Motion: Commissioner Mills moved for approval subject to the resolution of staff and agency comments. West Valley City Planning Commission December 11, 2013 Page 9 Commissioner Meaders seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Meaders Yes Commissioner Mills Yes Commissioner Woodruff Yes Vice-Chairman Thomas Yes Unanimous-S-29-2013- Approved CONDITIONAL USE APPLICATIONS C-42-2013 Darin Liljenquist 2459 South 2570 West Outside Storage M zone, 1.5 acres The applicant is requesting a conditional use amendment for outside storage at 2459 South 2570 West. The property is zoned M, Manufacturing and the General Plan designates this property as Light Manufacturing. The surrounding zone is M on all sides. The surrounding uses include manufacturing and warehouse type facilities. This property was originally approved in 1984 as a conditional use for an office/warehouse development under file C-92-1984. This approval included the building as well adjacent parking and asphalt areas that occupied a space that measured approximately 255’x380’. The remaining portion of the site was noted as “future development area” and was not part of the original approval. The current tenant is Power Equipment Company and they would like to utilize this open space for storage and maneuvering of heavy duty equipment that is used for waste and recycling purposes. The site is currently surfaced with gravel. Historically storage of tracked equipment has been allowed on gravel areas because this type of equipment can damage pavement. However, storage or parking for any other use including equipment or vehicles that have rubber tires must be located on hard surface asphalt or concrete. Therefore, the site must be surfaced accordingly for the type of equipment that is stored there. This surfacing must also receive approval from the West Valley City Public Works Department which may require preparation of grading and drainage plans. Landscaping is required per the original approval along the east side of the existing site and is also required to continue along this newly developed portion of the site. However, currently this area contains an open drainage ditch. That ditch also continues along the southern portion of the site. The West Valley City Public Works Department is currently in the process of designing a drainage system for this entire area that would include these existing ditches. Therefore, they have requested that the landscaping improvements be delayed in these areas until the design of this system can be coordinated. There is existing landscaping along the western frontage adjacent to the storage area. Per the manufacturing code, outside storage areas must be screened from public view with landscaping in conjunction with walls and fences. Therefore, Staff recommends that the landscaping along this portion of the frontage be enhanced with shrubs and evergreens to screen the storage area. Staff Alternatives Approval, subject to any issues raised at the public hearing as well as the following conditions: West Valley City Planning Commission December 11, 2013 Page 10 1. Tracked equipment may be stored on gravel surfaces. 2. Outside storage that does not include tracked equipment, including but not limited to vehicles or equipment with rubber tires, must be stored on hard surface concrete or asphalt. These improvements shall be completed by September 1, 2014. 3. A 20’ landscape setback is required along the east side of the property which fronts I-215 and must be completed per the standards set forth in Chapter 7-13. The installation of this landscaping shall be delayed until the drainage areas are coordinated with West Valley City Public Works. 4. A 20’ landscape setback is required along the west side of the property and shall include a combination of trees, shrubs and evergreens to screen the storage area from the public view. Continuance, to allow for the resolutions of any issues raised at the public hearing. Applicant: Jay Liljenquist 5159 Commerce Drive Discussion: Jody Knapp presented the application. Jay Liljenquist, representing the applicant, indicated that this property has been used for storage since the building was constructed. He stated that he is very frustrated that the City is requiring him to pave this now when the use hasn’t changed in the last 20 years. Mr. Liljenquist stated that he doesn’t have the funds to accomplish this request and cannot do it if the City requires this of him. Barbara Thomas asked if the ordinance requires that vehicles with rubber tires be parked on a hard surface. Jody replied yes and added that the City does allow tracked equipment to be parked on gravel due to the likelihood of this type of equipment breaking up asphalt. She indicated that the City is not requiring Mr. Liljenquist to pave the entire property… just the areas that vehicles with rubber tires will be parked on. She stated that this can be outlined on a plan that Mr. Liljenquist can submit to the City. Mr. Liljenquist stated that he doesn’t feel this is a fair requirement since he has been operating the same way for 20 years with no incident. Harold Woodruff asked who initiated this application. Jody replied that the conversation was initiated by the City and stated that Mr. Liljenquist must get conditional use approval to address the notice of violation filed on the property. Commissioner Woodruff clarified that the original site plan never indicated that this portion of the property was being used. Jody replied yes. Terri Mills asked how much of the property is currently hard surfaced. Jody replied about half. Clover Meaders asked if the equipment is too heavy for asphalt. Jody replied that the vehicles do travel on roads and added that thicker asphalt can be used in the areas that heavy equipment is stored on. Brandon Hill indicated that a notice of violation was submitted several months ago and all fines have been waived so the applicant could go through this process. Terri Mills stated that more information may be needed on the equipment before a final decision is made. Jody stated that this is common practice for all businesses with this type of use. She indicated that extensive research has been done on the property and conversations with Public Works and CED Director, Nicole Cottle, have taken place. Brent Fuller stated that there are pieces of equipment that come and go and he understands it would difficult to say how much of each will be there at any given time. Mr. Liljenquist stated that he puts a lot of money and time in landscaping on the property. He indicated that the City is denying him the right to rent the property he owns and stated that he will no longer have incentive to keep the property looking nice. Motion: Commissioner Fuller moved for continuance to allow the applicant time to discuss surfacing alternatives with Public Works. Commissioner Mills seconded the motion. West Valley City Planning Commission December 11, 2013 Page 11 Roll call vote: Commissioner Fuller Yes Commissioner Meaders Yes Commissioner Mills Yes Commissioner Woodruff Yes Vice-Chairman Thomas Yes Unanimous-C-42-2013- Continued C-52-2013 Pride Transport (Jeffrey England) 5499 West 2455 South Office Building and Parking Expansion M zone, 5.5 acres The applicant, Jeffrey England, is requesting a conditional use amendment for a new office building and parking lot expansion for property located 5499 West 2455 South. This property is zoned M (manufacturing) and the General Plan designates this property as Light Manufacturing. The surrounding zone is manufacturing. The surrounding uses include trucking facilities to the north (Thermoking) and east (TDS Tire Distribution), and to the south across the canal is the Highbury Center/Target Development. The site is currently occupied by Pride Transport (C-8-90) and they would like to expand their operations at this time. This expansion includes construction of a two-story office building that is approximately 17,000 square feet and improving an additional 5 acres for employee and truck parking. The building will house approximately 60 employees at this time on the first floor of the building. The second story interior will be completed at a later date. The building materials include concrete block and hardi-board siding with stone and metal accents. The building design is required to meet the Commercial Design Standards. The parking for this use is calculated as 1 space for every 250 square feet of gross floor area. Therefore, the minimum required parking for this building is 68 spaces. There will be 73 new employee spaces provided as well as an additional 70 spaces for drivers that are in a secured area. An additional 8 truck spaces will be improved as well as space for an additional 91 trailers. This parking area will all be hardsurfaced with concrete or asphalt and the entire perimeter will be landscaped per the standards set forth in the parking chapter. This landscaping also includes the 5600 West Streetscape requirements along the western frontage. Signage for this business is proposed on the wall of the building and shall be completed in accordance with the Sign Ordinance. Staff Alternatives Approval subject to any issues raised at the public hearing as well as the following conditions: 1. The building shall be designed in accordance with the Commercial Design Standards. 2. The site shall be improved per the approved plan including landscaping along the perimeter of all parking areas in accordance with Chapter 7-9-113. This includes one tree planted for every 300 square feet of gross landscaped area and at least 50% live plant material. 3. The frontage along the west side of the site shall be designed in accordance with the 5600 West Streetscape Ordinance. West Valley City Planning Commission December 11, 2013 Page 12 4. Signage shall be designed in accordance with the West Valley City Sign Ordinance. 5. All requirements of affected departments and agencies must be met including but not limited to West Valley City Public Works and the Utah Department of Transportation.. Continuance, to allow for the resolutions of any issues raised at the public hearing. Applicant: Jeffrey England 13456 Fort Street Discussion: Jody Knapp presented the application. Terri Mills asked where the detention area is located in relation to 5600 W. Jody indicated this on the aerial. Commissioner Mills asked if landscaping will meet the full requirements of the 5600 W streetscape. Jody replied yes. Commissioner Mills asked how far the east façade is from the existing building. Jody replied about 20 feet. Jeff England, the applicant, stated that this new building and parking expansion will accommodate expected growth of the company. Commissioner Mills stated that she would encourage more live landscaping to be used in the xeriscape areas on site and added that she likes conifers that provide landscaping during winter month’s as well. Mr. England stated that this is difficult because it would require additional maintenance. Commissioner Mills replied that there are many plants and trees that survive solely on rainfall and stated that this would enhance the site. Mr. England replied that he will look into this. Motion: Commissioner Woodruff moved for approval subject to the 5 staff conditions. Commissioner Fuller seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Meaders Yes Commissioner Mills Yes Commissioner Woodruff Yes Vice-Chairman Thomas Yes Unanimous-C-52-2013- Approved C-54-2013 4Seasons Cycle (Evan Jones) 1812 W 3500 S #1 C-2 zone (.04 acres) The applicant, Evan Jones, representing 4 Seasons Cycle, requests conditional use approval to add automobile and motorcycle sales to their existing business. Currently, 4 Season Cycle is a service and repair shop for motorcycles, dirt bikes, scooters, ATVs, UTVs, and snowmobiles. This site has been approved for auto repair related uses but not for auto sales. Automobile sales are a conditional use in this zone, which is C-2, general commercial. The surrounding uses include a self-storage facility to the north, a retail commercial center to the west, various commercial uses to the south and east. The site is accessed off 3500 West Valley City Planning Commission December 11, 2013 Page 13 S and also through adjacent properties from Redwood Road. The general plan calls for General Commercial for this area. 4 Seasons has approximately 1,800 square feet of area which includes a customer service area and 4 service bays. As part of their business, they need a valid dealer license in order to facilitate liens, repossessions, and sales of vehicles to recoup costs. They propose to maintain all sales inventory inside the building within a service bay. None of their parking spaces will be used for inventory display. There will be machines that come in and out of the shop during business hours to facilitate pick-ups, which is typical of any mechanic and repair shop. The majority of the sales will be advertised on their website. The site has adequate parking and landscaping to accommodate the uses. The dumpster area, which is shared between multiple businesses, is in bad shape and will need to be maintained more regularly. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following conditions: 1. There shall be no outside storage or outside inventory display for this use. 2. All sales inventory shall be contained within one service bay. 3. Automotive and machine repairs shall only be conducted within the building and shall not be conducted outside or in any parking areas. 4. The site is to be well-maintained and free of garbage or trash, including junk and inoperable vehicles. The dumpster will be regularly serviced. 5. All signage shall comply with the West Valley City Sign Ordinance, including all temporary signs. 6. All requirements of affected departments and agencies must be met. 7. 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: Evan Jones 1812 W 3500 S #1 Discussion: Kevin Despain presented the application. Evan Jones, the applicant, stated that the company is not trying to grow or expand. He stated that this change is to help facilitate necessary business. Mr. Jones indicated that this will allow customers to come in and purchase equipment that is left by a previous owner or that 4 Seasons Cycle acquires. He stated that this will not affect parking and won’t create additional traffic. Motion: Commissioner Woodruff moved for approval subject to the 7 staff conditions. Commissioner Fuller seconded the motion. West Valley City Planning Commission December 11, 2013 Page 14 Roll call vote: Commissioner Fuller Yes Commissioner Meaders Yes Commissioner Mills Yes Commissioner Woodruff Yes Vice-Chairman Thomas Yes Unanimous-C-54-2013- Approved C-55-2013 Burger King (Gary Moore, HB Boys) 5610 West 3500 South Fast Food Restaurant Remodel C-2 zone, .71 acres This application has been withdrawn. C-56-2013 Travex LLC (Rick Willey) 2535 S Decker Lake Drive M zone (1.85 acres) Background and Use The applicant, Rick Willey, representing Travex, LLC, requests conditional use approval for automobile sales and service. This site was approved as a conditional use and developed in 1979. The primary user of the building has been a furniture manufacturer, Masons Interior. The property owner, Travex, would like to include an auto dealership and also an auto body shop in the eastern most tenant space. Automobile sales and service are a conditional use in this zone, which is ‘M’, manufacturing. The surrounding uses include industrial and manufacturing uses to the north, west, and south. However, on the east side of the property, which is 200 feet in length, are the Lake Park apartments which are zoned ‘RM’, residential multifamily. The general plan calls for Commercial Light Manufacturing for this area. Landscaping and Site The original approved site plan required landscaping along the front, a planted area in the northwest corner, and a 5’ strip along the east property line. Over the years, this landscaping has fallen into disrepair and will need to be brought into compliance. As per 7-9-113 in the West Valley Parking chapter, for parking lots adjacent to residential a six foot masonry wall is required between the residential use. This would include the entire 200 foot east border of the property. This is also required in the Manufacturing zone requirements. Manufacturing development sharing a common boundary with existing residential uses shall include the six foot masonry wall along with trees planted every 300 square feet as a minimum standard. The Planning Commission as part of a conditional use can require additional trees for screening purposes if deemed necessary. West Valley City Planning Commission December 11, 2013 Page 15 This site is served by two dumpsters which are located on the north side. As per ordinance, for proper screening, a masonry enclosure with an operable gate is required for dumpsters. These enclosures have not been installed for this site yet. As part of this conditional use, the masonry dumpster enclosures will need to be installed and be a minimum of 20 feet from the adjacent residential zone boundary. An adjacent business owner to the south called to petition against this application stating that this site is not suitable for auto sales and service. He also commented on the presence of debris and garbage entering his site because of dumpsters not being serviced properly. Parking Parking for the auto sales and service businesses will be required in front of the building on the south side. The furniture business is only warehousing and does not have any retail sales. Only parking for employees is needed. If any parking is desired along the east side of the building, it will be properly stripped and meet the requirements of the parking ordinance. However, the applicant has proposed that this area will not be used for parking and will be stripped or marked accordingly to prohibit parking. Striping for parking stalls was not originally required along the north side of the property due to the narrow access and location of loading docks. The north side is to be used as a drive aisle and not for parking. Outside inventory display for the auto sales component will be clearly marked. The parking area will need to provide adequate customer parking for both the auto sales and auto body shop. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following conditions: 1. Automotive repairs shall only be conducted within the building and shall not be conducted outside or in any parking areas. 2. All provisions of the West Valley City parking ordinance will be met. New stripping will be required for all parking stalls that are not clearly marked. 3. The east side of the building shall not be used for parking and be marked accordingly as per the approved site plan. 4. A six foot masonry wall shall be constructed along the entire east property line adjacent to residential uses. 5. The site is to be well-maintained and free of garbage or trash, including junk and inoperable vehicles. 6. A 20 foot minimum drive aisle is required and free of obstruction around the entire building as required by the Fire Department. 7. All existing landscaped areas shall be restored to include 50% live plant material. 8. The dumpsters on the north side shall be screened by a masonry enclosure. The dumpsters will be regularly serviced to prevent overflow of garbage. West Valley City Planning Commission December 11, 2013 Page 16 9. All signage shall comply with the West Valley City Sign Ordinance, including all temporary signs. 10. All requirements of affected departments and agencies must be met including the West Valley City Public Works and Fire Department. All appropriate permits shall be required. 11. This use is subject to review upon a valid complaint. 12. All tenants at this site will be licensed businesses with West Valley City. Continuance, to allow for the resolutions of any issues raised at the public hearing. Applicant: N/A Discussion: Kevin Despain stated that the applicant has requested that this item be continued until the January 29, 2014 public hearing. Motion: Commissioner Mills moved for continuance to the January 29, 2014 Planning Commission Public Hearing. Commissioner Woodruff seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Meaders Yes Commissioner Mills Yes Commissioner Woodruff Yes Vice-Chairman Thomas Yes Unanimous-C-56-2013- Continued PLANNING COMISSION BUSINESS Approval of Minutes from November 6, 2013 (Study Session) Continued Approval of Minutes from November 13, 2013 (Regular Meeting) Approved Approval of Minutes from December 4, 2013 (Study Session) Continued There being no further business, the meeting adjourned at 5:23 p.m. Respectfully submitted, _____________________________________ Nichole Camac, Administrative Assistant