Planning Commission Meeting

COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT + WEST VALLEY CITY PLANNING COMMISSION MINUTES August 12, 2015 The meeting was called to order at 4:00 p.m. by Chair Barbara Thomas at 3600 Constitution Blvd., West Valley City, Utah WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Jack Matheson, Barbara Thomas, Clover Meaders, and Martell Winters ABSENT Harold Woodruff and Latai Tupou WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Brock Anderson, Kevin Despain, and Nichole Camac AUDIENCE Approximately eight (8) 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 August 12, 2015 Page 2 CONDITIONAL USE APPLICATIONS C-36-2015 West Valley City My Place Hotel 3074 S Decker Lake Dr. M Zone (2.3 Acres) The applicant, Craig B. Larsen, is requesting conditional use approval for a 63 room My Place Economy Extended Stay Hotel. The zoning for this area is M and the parcel is within the Decker Lake Overlay Zone. The West Valley City General Plan anticipates entertainment uses for this area. The surrounding zones are M to the west, RM to the north and east and C-2 to the south. The surrounding uses include a Utah Power and Light power corridor and the E-Gate Apartments to the north, the Staybridge Suites and Holiday Inn Express to the West, undeveloped land and the West Pointe Apartments to the east and the Maverik Center to the south. The Decker Lake TRAX Station is directly to the west of the site along Decker Lake Drive. The proposed building and parking areas will only occupy the top portion of Lot 2G of the E-Center Retail Subdivision, Lot 2 Second Amended. About 1 acre of the southern part of the parcel will remain vacant for future development, and a 24 foot wide utility stem required by Granger Hunter Improvement District will serve as a landscaped pedestrian connection to Decker Lake Drive. The building will have 63 rooms in four stories over a 7,765 square foot main floor footprint. Cultured stone, as well as cement board siding in red, blue and beige colors, will be the exterior materials for the building. The building is subject to the Commercial Design Standards section of the City Code. Parking for the hotel use is calculated at 1 stall per room; 63 spaces are required and 69 are provided. 25 percent, or 17 of these spaces, may be used for compact car parking. The applicant is proposing 12 compact parking stalls along the north side of the building. The site plan shows that there will be a shared parking aisle and access way with the hotels to the west. However, the subdivision plat does not indicate that a cross access easement is in place. This should to be addressed as a condition of approval. The subject parcel is in the Decker Lake Overlay Zone and has 24’ of frontage on Decker Lake Drive. 7- 22-103 requires a 6’ wide landscaped park strip with 3’ tall berm, 8’ wide sidewalk, and Bradford Pear trees. When Decker Lake Drive was rebuilt to accommodate the TRAX line, the sidewalks were placed directly next to the curb with the idea that they would be rebuilt and upgraded to the Overlay standards as the vacant properties develop. Staff recommends entering into a delay agreement with the applicant to make these improvements when the adjacent parcel develops. A 5’ minimum landscaped area is required adjacent to the parking areas. They are proposing turf in these 5’ sections, but the City’s Water Efficient Landscape Standards do not allow turf in areas less than 8’ in width. These areas shall contain water-conserving plants, and will also include trees planted at a ratio of 1/300 sq. ft. The interior parking areas are required to have 5% landscaping. The City’s Development Standards require that the on-site pedestrian system connects with any public sidewalk system along perimeter streets as well as transit stations. There will be a pedestrian connection from the site to Decker Lake Drive and the TRAX stop along the northern property line. The site plan also shows that there will be a pedestrian connection stubbed towards the future development to the south. The complete pedestrian connection to 3100 South will need to be provided once the entire lot develops. Signage will include wall signs and a monument sign along Decker Lake Dr. The proposed signs meet all requirements of the West Valley City sign code. West Valley City Planning Commission August 12, 2015 Page 3 Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing, as well as the following conditions: 1. Site design and building elevations must be constructed per the approved plans and in accordance with the Commercial Design Standards. 2. The landscaping must be installed per the approved plan and shall meet all applicable West Valley City standards. 3. The site and building shall meet all applicable requirements of the Decker Lake Overlay Zone. 4. The applicant shall enter into a Delay Agreement with the city for the park strip and sidewalk improvements along Decker Lake Dr. as required in 7-22-103 (3) b. 5. There shall be a cross access agreement for access to the property. 6. Any new signage shall meet all regulations contained in Title 11 of the West Valley City Code. 7. Dumpsters must be located within a 6’ tall masonry enclosure. 8. Must have approval from all other affected departments and agencies. Continuance, to allow for the resolutions of any issues raised at the public hearing or to allow for a revised site plan/elevations to be submitted. Applicant: Applicant: Craig Larsen Ryan Rivett 1910 8th Ave NE 1910 8th Ave NE Aberdeen, SD 57401 Aberdeen, SD 57401 Discussion: Brock Anderson presented the application. Barbara Thomas asked if there is a cross access easement from the north that grants access into the parking lot of this property. Brock replied that there is one to the south but the applicant still needs to provide documentation to the north. He added that this is a condition of approval. Jack Matheson asked if the property line extends into the driveway on the west side. Brock replied yes. Commissioner Matheson asked why the cross access easement would be necessary. Brock replied that it is not wide enough to fit two lanes of access on their half of the property. Commissioner Matheson stated the access agreement will also be beneficial to the existing hotel. Chairman Thomas asked if there are any parking spaces provided for electrical vehicles. Brock replied that none are indicated on the plan but added that the lots to the north are designated as compact vehicle stalls. Craig Larsen, the applicant, stated that there is also a monument sign proposed on the south side of the property along 3100 S. He indicated that documentation will be provided regarding the cross access agreement as well. Ryan Rivett, also representing the applicant, stated that this isn’t an issue West Valley City Planning Commission August 12, 2015 Page 4 since both properties are owned by the same company. Commissioner Matheson asked how many My Place Hotel’s there are and how long the company has been in business. Mr. Rivett replied the company started in 2012, 20 hotels have opened, 8 are being constructed, and 30 more are planned across the country. Chairman Thomas suggested that parking stalls for electrical vehicles may be a good benefit for future developments. She asked what the sign on 3100 S will look like. Mr. Larsen replied that it will be identical to the one proposed on Decker Lake Drive and will be located near the access. Chairman Thomas asked if the monument sign will need to be shared in the future when the other property develops. Mr. Larsen replied that he is unsure how the parcel will develop but the ordinance will be looked at and followed when this happens. Brock indicated that one monument sign is allowed per 200 feet of frontage. Mr. Rivett stated that other buildings will be close to the road so signage won’t be as important to them. Chairman Thomas asked if landscaping will be provided around the signs. Mr. Rivett replied yes. Chairman Thomas asked if access will be prevented through the dirt road from the south. Mr. Larsen replied that there are currently boulders that prevent this. Brent Fuller stated that he feels it’s important to leave the cross access agreement as a condition since property often changes hands. Motion: Commissioner Meaders moved for approval subject to the 8 staff conditions. Commissioner Fuller seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Matheson Yes Commissioner Meaders Yes Commissioner Winters Yes Chairman Thomas Yes Unanimous-C-36-2015- Approved C-37-2015 Auto Zoka LLC 3584 S 1950 W Unit #9 C-2 Zone (2.58 total acres) Approved Use: General Auto Repair The applicant, Zoran Srdic, representing Auto Zoka LLC, requests a conditional use amendment for Auto Repair at 3584 S 1950 W. A conditional use for the site, C-4-2003, was approved back in 2003 as an office/warehouse complex. Auto Repair was not a specific use approved at that time. Three buildings were part of the approval, but only two have been constructed. The zoning for the site is C-2, General Commercial. Auto Repair is a conditional use within the C-2 zone. The surrounding uses and zones include the Stone Creek Condos to the south, R-1-8, single-family residential zoning to the west and other C-2, General Commercial uses to the north. The General Plan designation is General Commercial. Auto Zoka intends to occupy one unit in building #2. The space is 1,540 square feet, 1320 square feet of which is a shop and the remaining 220 square feet will be office. The space includes an overhead door, one large service bay with lift, a small office, and restrooms. Auto Zoka performs general automobile West Valley City Planning Commission August 12, 2015 Page 5 repairs such as oil changes, tune ups, engine checks, and part replacements to name a few. They have a 2-post lift to be used for the majority of repairs. They also run air compressors. The shop intends to operate Monday to Saturday from 9:00 am to 5:00 pm. Zoran Srdic is the sole owner. The use requires 3 parking spaces which are available near the shop. Since building #3 was never completed, there is additional parking near the entrance to the site. The only signage requested is a small 20” X 15” sign on the glass of the front door. All repairs will be conducted within the site and there will be no overnight or outside storage. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following conditions: 1. The approved use is Auto Repair. This approval is for unit #9. 2. Automotive repairs shall only be conducted within the building and shall not be conducted outside or in any parking areas. 3. The site shall be well-maintained and free of garbage or trash. Junk or inoperable vehicles shall not be stored outside the shop. 4. There will be no overnight or outside storage. 5. Parking shall conform to City Ordinance. 6. A Hazardous Materials permit shall be obtained through the West Valley City Fire Department and maintained current while this use is active. 7. All requirements of affected departments and agencies must be met including the West Valley City Fire Department and Granger Hunter Improvement District. 8. All signage shall comply with the West Valley City Sign Ordinance, including all temporary signs 9. This use is subject to review upon a valid complaint. Continuance, for applicant to resolve concerns raised at the public hearing. Applicant: Zoran Srdic 5007 W Longrove Dr. Kearns, UT 84118 Discussion: Kevin Despain presented the application. Zoran Srdic, the applicant, stated that his company mostly conducts mechanical repair and does some small body work (no painting). Barbara Thomas stated that the compressor will create noise for residents to the south. Mr. Srdic replied that the compressor isn’t used very often so the noise will not be constant. Chairman Thomas asked if 9 West Valley City Planning Commission August 12, 2015 Page 6 am to 5 pm are good hours for the applicant. Mr. Srdic replied yes and indicated that he wants to maintain a regular daytime schedule. Motion: Commissioner Matheson moved for approval subject to the 9 staff conditions, adding condition number 10 to state that the hours of operation will be Monday through Saturday from 9 am to 5 pm. Commissioner Winters seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Matheson Yes Commissioner Meaders Yes Commissioner Winters Yes Chairman Thomas Yes Unanimous-C-37-2015- Approved C-38-2015 Rawtin Garage (John Ward) 2117 W 2200 S Approved Use: Custom Paint and Body Shop The applicant, John Ward, representing Rawtin Garage, requests a conditional use amendment for Auto Repair at 2117 W 2200 S. Rawtin intends to occupy the east one-half of the southern building on this particular parcel. The site was developed back in 1976 as office/warehouse under C-124-1976. The zoning for the site is M, Manufacturing, as well as the surrounding properties. The General Plan designates the area as Light Manufacturing. Rawtin Garage specializes in high end air brush art work and graphics for motorcycles and classic cars. The business does include light body work. They do not do collision or mechanical repair. Rawtin was previously in the building to the north, but at the time did painting only. They have now expanded to their current facility. The space is 5,000 square feet, 350 square feet is office, with the remaining being shop space. They have a 378 square foot paint booth. There is one large overhead door on the east side. The majority of their work is done in the shop space. Projects often take many months. They do not run a high volume of projects. Since their projects are often high-end and rare vehicles, they are never left out overnight. However, vehicles are moved in and out of the shop during regular business hours. Rawtin has seven parking spaces along the north side of the building and four parking spaces along the east side of the building. There is a small fenced storage area on the southeast side. There is a graveled area to the south of their building which is not used by them. This area is to remain unused. The site has landscaping up along 2200 South. Their business hours are Monday through Friday 9 to 6 pm. The property owner across the street to the north, sent a letter stating that there have been damaged vehicles parked around the building. According to staff’s knowledge, these vehicles are from other businesses on site. Staff will work with the property owner to ensure that vehicles on site remain in designated stalls. West Valley City Planning Commission August 12, 2015 Page 7 Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following conditions: 1. The approved use is a custom paint and body shop. 2. All the work performed shall only be conducted within the building and shall not be conducted outside or in any parking areas. 3. The site shall be well-maintained and free of garbage or trash. Junk or inoperable vehicles shall not be stored outside the shop. 4. There will be no overnight vehicular storage. 5. The graveled portion, south of the building, shall not be used for vehicle storage. If this area is to be utilized, then it shall be improved, as approved by the city. 6. Parking shall conform to City Ordinance. All vehicles on site shall be parked in designated stalls. 7. All requirements of affected departments and agencies must be met including the West Valley City Fire Department and Granger Hunter Improvement District. 8. All signage shall comply with the West Valley City Sign Ordinance, including all temporary signs 9. This use is subject to review upon a valid complaint. Continuance, for applicant to resolve concerns raised at the public hearing. Applicant: John Ward 4324 W Wasatch Meadows Dr. West Jordan, UT 84088 Discussion: Kevin Despain presented the application. Jack Matheson asked if the applicant has worked in the area for a while. John Ward, the applicant, replied that his business was originally titled TK Customs and was open beginning in 2008. He indicated that he since split with his business partner and has now moved into a different building with more space in the same neighborhood. Commissioner Matheson asked if there have been any problems with the neighbors. Mr. Ward replied no. He indicated that his business includes detailed custom art, some restoration on vehicles, and paint jobs on motorcycles as well. Barbara Thomas asked if outside storage will be needed. Mr. Ward replied no but added that there is a trailer on his property that is used occasionally for shows. Chairman Thomas clarified that no vehicles being worked on will be stored outside. Mr. Ward replied no and added that it wouldn’t be safe to do this. Chairman Thomas asked what the small outbuilding addition to the building is. Mr. Ward replied that it was used to cover an air compressor that is no longer needed and added that it can be removed. Motion: Commissioner Winters moved for approval subject to the 9 staff conditions. Commissioner Meaders seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Matheson Yes Commissioner Meaders Yes Commissioner Winters Yes Chairman Thomas Yes Unanimous-C-38-2015- Approved West Valley City Planning Commission August 12, 2015 Page 8 PLANNING COMISSION BUSINESS Approval of Minutes from July 22, 2015 (Regular Meeting) Approved Approval of Minutes from August 5, 2015 (Study Session) Approved There being no further business, the meeting adjourned at 4:33 p.m. Respectfully submitted, _____________________________________ Nichole Camac, Administrative Assistant