Planning Commission Meeting

COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT WEST VALLEY CITY PLANNING COMMISSION MINUTES October 24, 2018 The meeting was called to order at 4:04 p.m. by Chair Meaders at 3600 Constitution Blvd., West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Clover Meaders, Darrick Porter, Cindy Wood, and Harold Woodruff ABSENT Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill AUDIENCE There were 16 people 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 October 24, 2018 Page 2 ZT-6-2018 West Valley City An ordinance amendment to limit where recreational vehicles and boats can park within yards that are adjacent to streets The City Council asked staff to prepare an ordinance amendment to address two issues related to the parking of recreational vehicles and boats. These two issues are described below.  The first issue is primarily a safety issue relating to the parking of recreational vehicles and boats in driveways close to the street. As seen in the attached fencing standards illustration, the ordinance prohibits the installation of solid fencing over 3’ in height within a 20’ triangular clear view area formed by a diagonal line connecting the line of the curb of the street and the line of the edge of the private driveway at points 20 feet from the projected intersection of such lines. The Council’s concern is this – if we prohibit fencing from blocking the view of vehicles backing onto streets, why should recreation vehicles and boats, which often don’t move for many months, be allowed to block the view of vehicles backing onto streets?  The second issue is an aesthetic concern relating to the parking of recreational vehicles and boats in front of homes. In expressing this concern, the Council referenced a situation where a homeowner installed a gravel recreational vehicle pad parallel to and in front of the home. While allowed by the ordinance, the recreation vehicle essentially blocked the view of the front of the home. The attached proposed ordinance addresses the first issue by requiring recreational vehicles and boats to be parked a minimum of 20’ from the top back of the curb of the street. The second issue is addressed by restricting the parking of recreational vehicles and boats to in front of the garage, in front of the carport or any other portion of the front yard that is not directly in front of the house. Staff has received several emails in favor of and opposed to this application. These emails are attached. Staff Alternatives: 1. Approval. 2. Continuance, for reasons determined during the public hearing. 3. Denial. Discussion: Scott Bohn, 3332 Stanton Drive, said he represents the many RV owners within the City. Not many homeowners can meet these new RV parking guidelines. He feels this ordinance is poorly written because it doesn’t specify whether the sides of corner lots without driveways are exempt from the 20’ setback. The ordinance also does not specify that RVs must be parked perpendicular to the street, not parallel. He suggested that less than 50% of the width of an RV should be able to extend in front of a house. Ken Martin, 3216 South 4610 West, said his home was approved by the County in 1978 and there is not much room on either side. His RV is parked away from the driveway against a 6’ fence. He cannot setback his RV 20’ because his house is in the way. Passing the ordinance as written will not allow him to park his RV on his own property. West Valley City Planning Commission October 24, 2018 Page 3 Mark Holt, from State Trailer Supply located at 3600 South Redwood Road, said this ordinance needs more definition. He agrees with the aesthetic and safety concerns the ordinance addresses, but it doesn’t leave many options for people wanting to park an RV on their own properties. Many of our residents enjoy the RV lifestyle. RV storage in the Salt Lake Valley is very limited and it is expensive. He suggested the City provide a storage lot for RVs where they can store their RVs outside of the residential neighborhoods. This ordinance will prohibit people from having an RV. Richard Wilson, 4653 West Eskesen Drive, said he lives on a corner lot. His trailer is only 17’. He feels RV owners are being targeted, and they pay taxes just like everyone else. Richard Wilson said only one district represented RV owners at the last City Council meeting and more public input is needed on this issue. Ron Criswell, Nielson RV, 3870 South Redwood Road, said this proposal punishes the City’s salt- of-the-earth citizens. If this ordinance is passed, it will be another black eye to the City. Bo Padgett, 3733 Bannock Street, said his home was built 53 years ago with limited space. The City made him tear down an awning that was out of compliance. He has a nice boat, now with no covering. The City is starting to feel like an HOA. This ordinance will take away the possibility of owning an RV. Enough is enough. We cannot afford to pay to store our RVs. If we are forced to pay for storage, you will force us out of the City. Michael Finch, 3447 South Freemont Circle, said he canvassed his neighborhood and found fourteen neighbors that will be impacted by this ordinance change. He estimates over 1,000 people within the City will be affected. He looked into storage costs for his 5th wheel and found it was over $252 a month. Not many people can afford that. He does not want to give up the RV lifestyle; it is how he enjoys spending time with his family. There are not many places available to store RVs. If this ordinance passes, there will not be capacity to store the RVs and the storage prices will skyrocket. Donald Capps, 3769 South Pavant Drive, installed a 30’x12’ slab of cement to put his trailer on. The neighbor’s tree fell on his trailer and destroyed it. He purchased a carport to put over the trailer pad and received a citation because it is not 30’ from the sidewalk. There is not enough room on the side of his house to move the carport, so he had to get rid of it. He is thinking about buying another trailer, but he now cannot park a trailer on the concrete pad. Donald Capps said that having a trailer on his RV pad will not limit any view from backing out. Donald Capps is 88 years old and would like to buy a new trailer. If he cannot store it on his property, he cannot purchase an RV because he cannot afford to store it elsewhere. He feels the City is picking on him and is not being consistent with code enforcement for everyone. He is opposed to this ordinance change. Diane McCarty, 4906 Havant Ave., said that many vehicles have rear view cameras, so this ordinance is not necessary for the safety of backing out. If there isn’t a driveway on either side of where an RV is parked, the RV should be able to stay where it is. Chair Meaders said the RV community is a good one and feels this ordinance is too broad. Commissioner Wood said she drove around the City and this ordinance change would affect many people. She agrees the ordinance is too broad; it doesn’t cover utility trucks and needs to be reworked. We need to be more understanding and aware of our citizens and try to come to a compromise. Commissioner Woodruff agrees. Commissioner Lovato said he owns a 29’ Winnebego and feels we need to be more thoughtful in writing this ordinance. He is in favor of not parking parallel to the front of a home, but corner lots are unique in their configuration. West Valley City Planning Commission October 24, 2018 Page 4 Motion: Commissioner Wood moved to continue ZT-6-2018 to the December 12 public hearing to allow time to address the concerns voiced by the public and the Planning Commission. Staff can come up with additional language and alternatives. Commissioner Lovato seconded the motion. Chair Meaders reminded the public that whatever the Planning Commission decides will be a recommendation to the City Council. They will have another opportunity to comment at the December Planning Commission public hearing as well as the City Council Meeting. Brandon Hill said any updated or amended proposal will be posted on the City Website and is also available from the City Recorder. Vote: Brent Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous – ZT-6-2018 – Continued C-14-2018 Warner Commercial Development (Lot 17) 5544 West 2400 South M Zone (6.06 Total, 3.0 Acres developed) The applicant, Bart Warner, is requesting conditional use approval for truck sales, detailing, maintenance as well as a Sprinter warehouse and up-fit facility at 5544 West 2400 South. The zoning for this area is M, manufacturing. This property is located within the 5600 West Overlay Zone and the West Valley City General Plan designates this area as light manufacturing. The surrounding zone is Manufacturing with Light Industrial located to the west across 5600 West. The surrounding uses include vacant land to the north, freight/trucking storage to the east and a Chevron gas station to the south. The overall parcel is 6 acres and at this time approximately 3 acres will be developed. The proposal includes a three-tenant, two-story building that is 35,000 sqft. The building will be constructed of stucco with a concrete wainscot and ribbed metal panel details. The building design is subject to the Commercial Design Standards section of the City Code. There will be two tenants in the building. The first is Truck Guys. They sell passenger trucks and will use the facility for in-house detailing of new stock that needs cleaning, maintenance after storms and prior to trucks being sold to customers. The detailing is not a public service and is not open to the public. There will also be a “conditioning shop” for in-house work for when new merchandise is received and it needs upgraded wheels/tires, accessories installed, minor repairs, etc. and is not open to the public. West Valley City Planning Commission October 24, 2018 Page 5 The second tenant will be Sprinter Vans. They recently opened a dealership to the east of this facility and need some additional space. This location will be used for warehousing of parts as well as an up-fit space for in-house customization and accessory work. Custom parts are ordered by the customers such as roof racks, hitches, interior finishes, accessories, etc. and they will be installed at this location. A parking breakdown has provided on the site plan. Based off the type of facility and the mixture of uses 50 parking stalls are required. A total of 99 stalls have been provided on the site for this phase of the development. These spaces will be shared with future uses when the overall site develops. Additional space has been provided along 5600 West, out of the setback areas, for truck inventory and display. There must be a minimum of 5% landscaping for this site and 5.7% has been provided. This includes the 5600 West streetscape. There will also be a 5’ landscaped area along the paved areas on the north and east sides of the site. These areas will contain 50% live plant material and trees planted at a ratio of 1/300 sqft. Due to the amount of trucks maneuvering through this site the applicant has asked to eliminate the parking islands and instead proposes to do enhanced planting areas along the south side of the building. Per 7-9-112(3)d. the applicant can request to disperse the landscaping in an alternative manner. Section 7-9-112(3) notes that 15 sqft of landscaping must be provided within the interior of all off street parking areas. That would be 1,485 sqft for the 99 stalls provided. The applicant is providing 1,962 sqft. The proposed signage will be monument type signage and wall signs that comply with Title 11 of the WVC Municipal Code. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing, as well as the following conditions: 1. The building design must meet the commercial design standards. 2. There must be adequate parking for the proposed building use. 3. Vehicle display is not permitted in the required setback areas. 4. The landscaping shall meet all applicable West Valley City standards, except for the parking lot landscaping which may be distributed throughout the site per the approved plans. 5. All signage must comply with Title 11 of the WVC Municipal Code. 6. Dumpsters must be located within a 6’ tall masonry enclosure. 7. Must have approval from all other affected departments and agencies. 8. 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/elevations to be submitted. Applicant: West Valley City Planning Commission October 24, 2018 Page 6 Bart Warner 5396 West 2400 South West Jordan, UT 84120 Discussion: Commissioner Wood asked if Truck Guys sells used vehicles. Jody Knapp answered yes. Bart Warner said Freightliner also sold over 10,000 new trucks last year and is the largest Freightliner dealership in the country. Sprinter already is the top stand-alone Freightliner/Sprinter dealership in the Country, selling mainly commercial vans to plumbers, contractors, and Amazon delivery types. Many people want interior racking and shelving installed inside of their vehicles. Utah Van Build has been in SLC now for two years and will triple in size moving here. One of the manufacturers Truck Guys represents is called Ranger. Ranger makes interior aluminum toolboxes. They are delivered by a heavy truck with a 53’ trailer. Truck Guys needs accommodation for maneuvering these trucks within the property. Bart Warner wants this property to look great. He likes the idea of this building blocking the view of trailers parked behind it. Bart Warner said Truck Guys sells late model diesel pick-ups. New tires and wheels and other details are added to make them look almost new. Truck Guys has an excellent reputation with blue star certification. They will have a sales office, two bays, and a reconditioning shop where mechanical improvements will be made in order to sell the trucks. Bart Warner mentioned he signed a letter of intent to sell the other three acres of property to Novice Group Developers. They plan to put a hotel there with a restaurant next to the light truck lot. Bart Warner said the Truck Guys trailers will generate over a million dollars of tax revenue per month. The average van interior conversion costs between $10,000-$100,000. Motion: Commissioner McEwen moved to approve C-14-2018 subject to the eight conditions listed in the staff report. Commissioner Lovato seconded the motion. Vote: Brent Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous – C-14-2018 – Approved Approval of Minutes from October 10, 2018 (Regular Meeting) Approved Approval of Minutes from October 17, 2018 (Study Meeting) Approved There being no further business, the meeting adjourned at 4:49 p.m. West Valley City Planning Commission October 24, 2018 Page 7 Respectfully submitted, _____________________________________ Brenda Turnblom, Administrative Assistant