Planning Commission Public Hearing

COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT WEST VALLEY CITY PLANNING COMMISSION MINUTES December 12, 2018 The meeting was called to order at 4:05 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, Martell Winters , and Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF Brock Andersen, Jody Knapp, Steve Lehman, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill AUDIENCE There were approximately 24 people in the audience. Z-14-2018 DEV Group, LLC 3567-3627 South 5600 West Zone Change from A to C-2 to RM and C-2 13.9 acres DEV Group, LLC has submitted a zone change application involving 10 parcels that total 13.9 acres at 3567-3627 S 5600 W. The property is currently zoned A (agriculture, minimum lot size ½ acre) and C-2 (general commercial). The proposed zoning is RM (multiple unit dwelling residential) and C-2. The property is designated “Residential Mix” in the Hunter Town Center Plan, which is part of the City’s General Plan. The “Residential Mix” designation includes residential and commercial uses. Townhomes are specifically mentioned in the Plan as a desired building type. 3600 Constitution Blvd. West Valley City, UT 84119-3720 Phone (801) 966-3600 Fax (801) 963-3559 West Valley City Planning Commission December 12, 2018 Page 2 Surrounding zones include C-2 and R-1-8 (single unit dwelling residential, minimum lot size 8,000 square feet) to the west, C-2 and RB (residential business) to the north, R-2-8 (two unit dwelling residential, minimum lot size 8,000 square feet) and R-1-8 to the east, and A and R-1-8 to the south. Surrounding land uses include the UTA park and ride lot and single-family homes to the west, commercial uses to the north, a duplex and single family homes to the east and single family homes and senior condos to the south. There are 6 homes on the property, 5 on 5600 West and 1 on 3500 S. Aside from the homes, most of the property is vacant. The applicant is planning to develop the property into two commercial pads and a 130-unit townhome project. The density of the townhome portion of the project is 10.9 units/acre when the proposed public street is included and 12.1 units/acre when the street is excluded. The attached concept plan and Erin Hills Estates document from the applicant provide details on the proposed project. Also included are renderings of the proposed townhomes. More details about the proposal are covered below under the development agreement discussion. By way of background, in 2017 City staff proposed the creation of a new Hunter Town Center Zone that would have applied to the portion of the subject property that is currently zoned C-2. However, the City Council denied the changes. According to the City’s zoning ordinance, zone changes to the RM zone can only be considered by the City if the following three conditions are met: 1. For properties without existing structures which are proposed to be developed, the property must be a minimum of two acres and the density must not exceed twelve units per acre. For properties with existing structures proposed to be redeveloped, there is no minimum acreage requirement, but the density must not exceed twenty units per acre. 2. The property shall either i) have access and frontage on a street with a planned right-of-way width of at least 80’ (for properties under two acres) or 100’ (for properties two acres or larger) as indicated on the Major Street Plan or ii) be adjacent to existing multi-family residential development on two sides. 3. A development agreement must be proposed with the zone change application that addresses dwelling unit sizes, exterior materials, architecture, landscaping and project amenities. This application meets the first condition in that the property is over two acres and includes homes proposed to be redeveloped. For the second condition, the subject property has access and frontage on both 3500 South and 5600 West, which have planned right-of-way widths of 115’ and 106’ respectively. On the third condition, the following is proposed by the applicant:  Dwelling unit sizes: The proposed townhomes will be 1,575 square feet for the 2 story units and 2,067 square feet for the 3 story units. The 2 story buildings include 2 and 3-bedroom units and the 3 story buildings include 3 and 4-bedroom units.  Exterior materials: Exterior materials will be brick, stone, fiber cement siding and stucco.  Architecture: The proposed architecture is portrayed in the attached renderings.  Landscaping: Open space, which includes outdoor patio and balcony space, represents 54.6% of the site without the public street and 49.0% with the public street.  Project amenities: Recreational amenities include courtyards, a BBQ area, a patio and balcony for each 3-story unit, a rooftop patio for each 3-story unit, a front porch and patio for each 2 West Valley City Planning Commission December 12, 2018 Page 3 story unit, a pavilion, walking paths, a tot lot and a sport court. Building amenities and other features include 9’ ceilings, two-tone paint, solid surface countertops in the kitchens and bathrooms, a 6’ masonry wall along the west and east sides and entry features at the entrances on 3500 S and 5600 W. As the Commission evaluates this application, the appropriateness of the uses and the quality of the proposal are primary considerations. The points below may help the Commission when considering the appropriateness of the uses:  There are no stub streets to the adjoining residential to the south and east.  5600 W is a five-lane arterial street that is serviced by UTA bus route F556. An express bus route is planned on 5600 W by 2024 from the Old Bingham Highway Light Rail Station to the Salt Lake International Center, then to the Salt Lake International Airport and finally to downtown Salt Lake City. This project is replacing the bus rapid transit project that was previously planned between 2700 S and 6200 S.  3500 S is also a five-lane arterial street that is serviced by UTA bus routes 35 and 35M.  Average annual daily traffic (AADT) on 5600 W for 2016 was 31,000. AADT on 3500 S for 2016 was 21,000. A five-lane arterial can handle a traffic volume of 26,500 at a level of service (LOS) C and 30,500 at an LOS D. Traffic volumes on 5600 West are projected to decrease once the Mountain View Corridor is completed in 2021. According to the Institute of Transportation Engineers, townhomes generate 5.81 trips per day.  As seen in the attached map from UDOT, the construction of the Mountain View Corridor will include significant widening and improvements to the intersection at 5600 W and 3500 S.  Commercial uses exist within walking distance (¼ mile) along both 5600 W and 3500 S. If the Commission believes that commercial pads and townhomes are appropriate here, the quality of the proposal should then be considered. Dwelling Unit Sizes The proposed unit sizes exceed the minimum areas set forth in the ordinance for attached housing, which are 800 square feet for a two-bedroom unit and 1,000 square feet for a three- bedroom unit. Exterior Materials The proposed materials meet the City’s multi-unit residential design standards. Architecture The architecture will be subject to the City’s multi-unit residential design standards. Assuming this application is approved, a comprehensive review of the building plans will verify compliance with the design standards. Based on a preliminary review of the renderings by staff, a few recommendations were made to the applicant. Updated renderings are expected before the public hearing. Landscaping/Open Space When excluding the public street, the proposed open space amount is above the required 50% specified for planned unit developments (PUDs). For the residential streetscape along 5600 West, the City’s ordinance states: “Where a solid visual barrier fence over two feet in height is installed along a minor arterial or major arterial, the West Valley City Planning Commission December 12, 2018 Page 4 fence must be setback at least ten feet from the public sidewalk to allow space for landscaping.” The City can approve a different standard via a development agreement. As part of UDOT’s Mountain View Corridor improvements, the City is anticipating a 4’ parkstrip and 6’ sidewalk along 5600 West up to the proposed public street. Staff recommends that the applicant extend the same 4’ parkstrip and 6’ sidewalk to the south boundary of the property. Project Amenities The City’s multi-unit residential design standards require projects with 100 or more units to include at least six amenities from a list included in the ordinance. The following seven amenities are ones proposed by the applicant that count toward the six required: courtyards, garages, private patios/balconies, tot lot, walking/exercise trail, sport court and outdoor covered pavilion. During the study session concerns were raised regarding parking. In response to these concerns, the applicant has modified the concept plan so that there are now 3 stalls/unit. While not part of the zone change request, the applicant also owns a 0.42 acre parcel on the west side of 5450 West that is zoned R-1-8. The applicant wishes to demolish the existing home built in 1917 and split the property into two lots that are 66’ wide. To do so would require an exception to the minimum lot width. This request seems appropriate in that there are 12 other lots along 5450 West with a lot width of 66’ or less. Staff Alternatives: 1. Approval of the zone change subject to a development agreement that requires: a. All of the commitments made by the applicant and b. The following additions recommended by staff: i. At least 3 parking spaces per unit shall be provided. ii. To match planned improvements by UDOT, a 4’ parkstrip and 6’ sidewalk shall be installed along 5600 West. iii. The color and pattern of the masonry wall shall be determined during the subdivision review process. iv. The parkstrip on both sides of the proposed new public street shall be maintained by the HOA. 2. Continuance, for reasons determined during the public hearing. 3. Denial. Applicant: Mark Garza 2064 South Highland Drive Salt Lake City, UT 84106 Discussion: Mark Garza was pleased to announce that he was able to implement many of the Hunter Town Center Plan goals into this project. He is excited about the new units. West Valley City Planning Commission December 12, 2018 Page 5 Commissioner Winters noticed the architecture of the 2-story and 3-story buildings is quite different. Mark Garza said the differences are intentional to create a variety of height variations and characteristics. There are similarities in materials to make the buildings cohesive. Commissioner McEwen is concerned that 5450 West not be used as an access point to the property. Mark Garza said access to the property will be from 3500 South. Commissioner Winters asked about a buffer between the back of the homes along 5450 South and the two-story townhomes. Mark Garza said a masonry wall will be installed with an approximately 15-20’ landscaped buffer. Chris Lowe, 3624 Congregation Court, feels the three-story buildings look like four story buildings when the stairways are considered. He feels these buildings don’t fit in with the community and will stick out like a sore thumb. Commissioner Wood said she is sympathetic to Chris Lowe’s concern. She noted there is a buffer along the homes on 5450 South. Perhaps the homes along the Reunion Woods Gated Community needs a buffer as well. Commissioner Winters asked about the grade of the property compared to surrounding properties. Steve Pastorik said the land slopes down to the north, but there is not a significant difference in grade. The landscaped buffer on the property was discussed. Steve Pastorik said a larger buffer may be created by shifting the buildings north. Commissioner Winters feels this development makes sense along an already busy street. There are parks nearby and the development fits with the General Plan. Commissioner Winters feels a 25’ buffer is needed along the Reunion Woods Gated Community. Chair Meaders said she is comfortable with a three-story building as long as there is a 25’ setback. Motion: Commissioner Winters moved to approve Z-14-2018 subject to a development agreement. In addition, a 25’minimum setback requirement along the southern boundary of the property must be added. Commissioner Wood seconded the motion. Vote: Brent Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Wood Yes Commissioner Winters Yes Commissioner Woodruff Yes Unanimous – Z-14-2018 – Approved ZT-6-2018 West Valley City Planning Commission December 12, 2018 Page 6 West Valley City An ordinance amendment to limit where recreational vehicles and boats can park within yards that are adjacent to streets This application was continued by the Planning Commission during their meeting on October 24th. 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. Based on feedback received during the meeting on October 24th, staff has prepared a revised ordinance proposal that is less restrictive. The latest proposal addresses the first issue by requiring recreational vehicles and boats to follow the clear view standards found in Section 7-2-109. The second issue is addressed by restricting the parking of recreational vehicles and boats that are parallel or diagonal to the front of the home when parked in front of any portion of the home. Staff Alternatives: 4. Approval. 5. Continuance, for reasons determined during the public hearing. 6. Denial. Discussion: Steve Pastorik said this regulation is not as stringent as previously proposed. Chair Meaders asked if we have received any complaints or data regarding accidents resulting from RVs or boats blocking the view while backing out of driveways. Steve Pastorik answered no. Steve Pastorik recapped that a very large RV was parked parallel to and in front of a house. The City Council was concerned about the aesthetics of the situation. This led to a safety discussion regarding RVs blocking the view for vehicles backing out of driveways. The City Council asked City staff to propose an ordinance limiting where RVs may be parked on properties to create a clear view for vehicles backing out. RVs and boats were specifically targeted because they tend to be parked for months on end, particularly during winter. Scott Bohn, 3332 Stanton Drive, agrees that RVs should not be parked parallel in front of a home, but feels the clear view parking restrictions are too much. West Valley City Planning Commission December 12, 2018 Page 7 Richard Wilson, 4653 West Eskesen Drive, said that trees block the view more than boats and RVs. He feels boats and RVs are unnecessarily being singled out. Don Betts lives on Island Way. He said a spotter is all that is needed to back an RV out safely. Ken Martin, 3216 South 4067 West, is a statistician that works with the FDA. He said he knows many people who have RVs parked in their driveways. He asked if there is no statistical rationale saying RVs parked in driveways creates a problem, why are we trying to fix it? Commissioner Wood doesn’t oppose the aesthetic part of this ordinance, but is concerned about how many of the residents will be affected by the clear view requirement. The clear view requirement will cause hard feelings between neighbors and will create an enforcement problem. Commissioner Winters said having a clear view for a fence doesn’t restrict what people can do on their own property. In the case of RV parking, a clear view area will severely restrict how people can use the square footage on their own property. Commissioner Woodruff said the examples of RVs parking that we have seen are atypical. A typical lot is not on a corner and is narrower. This ordinance will impact many people with typical lots. He agrees with not parking an RV parallel in front of a home, but disagrees with the additional clear view requirements. Chair Meaders does not feel this ordinance is necessary. She has not seen RVs parked parallel in front of homes, nor has she seen any safety issues. Commissioner Woodruff said he has seen RVs parked parallel in front of homes with circular driveways as well as RVs parked for long periods of time. The aesthetic portion of this ordinance makes sense to him. Commissioner Lovato said he owns both an RV and a boat. His RV is parked behind a fence and the boat is stored in a garage. He is in favor of this ordinance. Motion: Commissioner Wood moved to approve ZT-6-2018 as far as the aesthetic concern, eliminating the 20’ clear view requirement. Commissioner Woodruff seconded the motion. Roll Call Vote: Brent Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Wood Yes Commissioner Winters Yes Commissioner Woodruff Yes Unanimous – ZT-6-2018 – Approved S-14-2018 West Valley Parks Operations Subdivision 6750 West Parkway Boulevard West Valley City Planning Commission December 12, 2018 Page 8 A Zone 2 Lots 9.5 Acres BACKGROUND: The West Valley City Engineering Division is requesting preliminary approval for the West Valley Parks Operations Subdivision. The subject property is located at 6750 West Parkway Boulevard. The property is primarily vacant but does have one existing out-building on what will become lot 1. ISSUES: The proposed application has been submitted to create a 2-lot subdivision. The purpose of which is to create a lot to accommodate the needs of the West Valley City Parks Department. More specifically, lot 1 will be used to house office and maintenance facilities for the Parks Department. It is staffs’ understanding that the existing out-building will likely be used for some type of storage. The Parks Department will submit a permitted use application to address site plan issues, building elevations, parking and landscaping. All needs pertaining to the Parks Department will be limited to lot 1. Lot 2 will remain vacant as this property is covered by a deed restriction put in place during a time when Transfer of Development Rights was an active program within the City. The primary access to the subdivision will be gained from 6750 West. Although Parkway Boulevard is adjacent to lot 2, the frontage along this lot won’t be developed at this time. However, 6750 West will be improved with curb gutter and an increased asphalt width. Existing access for those single- family dwellings on the west side of the street will be coordinated with Public Works prior to the commencement of the road being built. STAFF ALTERNATIVES: 1. Approve the West Valley Parks Operations 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: Jason Ericson, WVC Parks & Recreation Discussion: Commissioner Lovato asked what TDR stands for. Steve Lehman answered Transfer of Development Rights. He explained back in the day when developers wanted to increase the density of a particular site, they would purchase credits that would be applied in the area. That land would then be held at bay from development. This was a program created to preserve open space and wetlands within the City. Steve Lehman indicated the market tanked the project because of an imbalance in equity. Commissioner Woodruff asked Jason Ericson to describe what kind of building is planned and what kind of activities will take place there. Jason Ericson explained that the Parks Maintenance division is currently located in the Public Works Shops. Both departments have outgrown the areas they are in. Parks Maintenance will move to this new property. Park Maintenance vehicles, equipment, and trailers will be parked on the new property. There are about 13-15 full time and 8-10 seasonal staff during the peak season. Park maintenance hours are typically 6:30 a.m. to 3:00 p.m. with employees coming and going throughout the day. West Valley City Planning Commission December 12, 2018 Page 9 Steve Lehman said he received a phone call from Terry West, a resident of the Hunter Subdivision, who was concerned about the traffic along Parkway Boulevard. Motion: Commissioner Lovato moved to approve S-14-2018. Commissioner McEwen seconded the motion. Vote: Brent Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Wood Yes Commissioner Winters Yes Commissioner Woodruff Yes Unanimous – S-14-2018 – Approved C-16-2018 Box-n-lock Self-Storage 5600 S 6550 W M Zone (6.42 acres) The applicant, Tom Checketts, is requesting conditional use approval for a new self- storage facility, which will be located at approximately 5600 South and 6550 West. The property is zoned M, Manufacturing and the West Valley City General Plan designates this area as Light Manufacturing. Zoning to the north and west is M, while to the south it is R-1-8. The adjacent properties to the east are in Kearns and are zoned for single unit dwellings. The surrounding uses include SilencerCo to the north, the Forterra Precast concrete plant to the west, and single unit dwellings to the south and east. Mr. Checketts is proposing to put a self-storage facility on the site. The parcel was originally part of the Forterra Precast concrete plant property, which received conditional use approval in 1997 (C-45- 97). At the time, the concrete plant received a variance from the Board of Adjustment to install a 10’ high landscaped berm along the eastern border of their property in lieu of a 6’ tall masonry wall required by code (B-1-98). The berm is currently there today and runs from the south-east corner of the subject property all the way north to 5400 South. In a manufacturing zone, the minimum building setback adjacent to a residential zone or use is 20 feet. Mr. Checketts received approval on December 5, 2018 from the Board of Adjustment for a 20- foot variance from that required setback (B-11-2018). The applicant plans to remove the existing berm and place the buildings along the eastern and southern property lines. The buildings next to the residential boundaries will be 10’-8” tall and will act as the required masonry screen wall. West Valley City Planning Commission December 12, 2018 Page 10 The proposed facility will have 905 individual storage units that cover approximately 125,000 sq. ft. of rental space. There will be a variety of unit sizes and types, including 506 climate-controlled units. The applicants are proposing to have a third-party management company take care of the day-to-day operations of the facility. There will be a two-story portion of one building that will house the manager’s office and retail space on the first floor, and the second floor will be an apartment for the manager. Each floor will be 990 sq. ft. The buildings will be cinderblock construction. All the building facades that are adjacent to 6055 West are considered primary facades and will need to meet the requirements of 7-11-300P, the City’s Commercial Design Standards. Also, any other elevations that are visible from the road are secondary facades and will need to meet these standards as well. Most of buildings along 6055 West in the current site layout have storage unit doors oriented towards the street. The applicant is finding it difficult to meet the Commercial Design Standards with this building orientation and is exploring the possibility of changing the site layout to have the back sides of the buildings front 6055 West. He hopes to have a finalized site plan by Wednesday’s meeting. Two access points are proposed into the site from 6055 West. There will be two security gates near both entrances. The four parking spaces required are provided next to the manager’s office. A 2-car garage will also be provided for the manager. Sidewalk was previously installed along the entire frontage. The parkstrip on the parcels to the north include street trees. Staff recommends the applicant continue street trees in the park strip along the entire frontage of the site. Five percent landscaping is required for this site and about 9% is proposed. Fifty percent live plant material is required in all landscaped areas. Since there are less than five parking stalls on the property, the 20-foot landscaped area adjacent to the property line does not need to include a berm. The applicant is proposing to use a portion of this area for storm-water detention. The applicant has proposed one monument sign in the north-west corner of the property. All signage will need to comply with the regulations in Title 11. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. The site shall be constructed per the approved plan. 2. There shall be a minimum of 5% landscaping on the site. All landscaped areas shall include 50% live plant material. 3. Street trees shall be provided every 30 feet in the parkstrip. 4. The primary and secondary building facades shall meet the Commercial Design Standards outlined in 7-11-300P. 5. Signage shall comply with the West Valley City Code. 6. Shall meet the requirements of all affected departments and agencies. 7. Subject to review upon valid complaint. West Valley City Planning Commission December 12, 2018 Page 11 Continuance, to allow for the resolutions of any issues raised at the public hearing. Applicant: Tom Checketts 182 South 1950 East Layton, UT 84040 Discussion: Commissioner Winters asked about the difference in grade between the east and west sides of the berm. Brock Anderson said the two sides match in grade. Commissioner Fuller noted that once part of the berm is removed, the remaining berm will need to be held up. Brock said this will be addressed as part of the drainage and grading plan. Tom Checketts said he is now presenting the tenth version of the site plan. The smallest storage units have been moved adjacent to residential to lower the height of the wall. Tom Checketts reported the elevation of the eastern fence line is almost identical to the elevation of the curb. Tom Checketts said the buildings were designed so all storm water will flow to towards the middle of the property where it will be captured and slowly released. Tom Checketts will install masonry cinder block on the exteriors of all buildings. Two things were found with feasibility study: 1. There is a tremendous demand for larger storage units that allow people to store their trucks and RVs in an enclosed lot facility. These have been positioned away from residential to be sensitive to the neighbors. 2. There is almost no climate-controlled storage within the City. The buildings with hallways will all be climate-controlled. Tom Checketts discussed roof treatment requirements. He asked that the awnings that are designed to be positioned along the west building elevations be counted as a roof treatment element. Commissioner McEwen asked about the hours of operation. Tom Checketts answered the office hours will be 8:00 a.m. to 6:00 p.m. The facility will be open 6:00 a.m. to 11:00 p.m. Tom Checketts said he does not want anyone living inside of the storage units. If the facility is locked down, there will be no reason for anyone to be there after hours. He asked that the hours of operation not be a condition of approval. If there is a problem with noise, the hours of operation may be adjusted. Commissioner Winters does not see the hours of operation as being a problem. One of the conditional use conditions is, “Subject to review upon complaint”. He feels it is wise not to have people squatting in the temperature-controlled storage units. Commissioner Wood has concerns about increased traffic, hours of operation, the removal of the berm, and too many storage units within the City. Commissioner Woodruff said he has hated the berm ever since it was approved. He feels having a low building in place of the berm is better. He is not worried about access to the facility because people will enter on the opposite side of residential. He does not think there will be a lot of traffic coming and going. Most people put their junk in there and forget about it. He feels this is a reasonable use of the property. Motion: Commissioner Lovato moved to approve C-16-2018 subject to the seven conditions listed in the staff report. Commissioner McEwen seconded the motion. Roll Call Vote: Brent Fuller Yes West Valley City Planning Commission December 12, 2018 Page 12 Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Wood No Commissioner Winters Yes Commissioner Woodruff Yes Majority – C-16-2018 – Approved Commissioner Fuller asked to be excused at 5:24 p.m CA-1-2018 West Auto Sales and Repair 3777 South Redwood Road C-2 and M Zone (4 Acres) The applicant, Robby West, representing West Auto Sales, is requesting a conditional use amendment for auto repair and outside storage at 3777 South Redwood Road. This property is zoned C-2, General Commercial and M, Manufacturing. The West Valley City General Plan designates this area as Mixed Use. The surrounding zone is RMH to the north, C-2 to the west across Redwood Road, C-2 and M to the south and M to the east. The surrounding uses include a mobile home park to the north, the Redwood Drive-Inn and car sales to the west, and Building Materials and Construction Solutions (BMC) is located to the south and east. This site was originally occupied by a mobile home sales business (Baker Homes) in the early 1970’s. In 2001, a conditional use application was approved for auto sales. West Auto sales received a business license for auto sales in 2017 and at this time is requesting approval for an expansion of that use to include outside storage and auto repair. Per 7-6-301 these uses are a conditional use when adjacent to residential uses. There is an existing building located on the southeast corner of the site that is approximately 2,000 sqft that will be used for auto repair. This building can be seen on aerials dating back to 1970. The building was historically used as storage and will require installation of a fire hydrant within 250’ of the building before any change of use will be approved by the Fire Department. The exterior of the overall building is in need of some maintenance so it will be painted and repaired. The auto repair that will be conducted within the building will be for the vehicles to be sold at this location and it is not open for the general public. The vehicles that are stored on the property are vehicles that are waiting to be moved to the front display area to be sold or are in need of minor repairs before they are available for sale. These vehicles typically will not stay on the storage lot for more than 30 days. This area will not be used for auto salvage or as a vehicle recycling facility. These vehicles must be stored within the M zoned area of the property which is currently located behind a screened fence, must be on a paved surface and cannot be stored on gravel or the unimproved area on the east side of the property. Since this is a new conditional use on the site they will be required to install a 6’ tall masonry wall along the entire north property line adjacent to the residential use [§7-6-303(5)(d)]. The change in the intensity of the use also requires that the site landscaping be brought in to compliance [§7-6-303(6)]. This includes a 10’ landscaped buffer along the north side in the C-2 zone and a 20’ buffer in the M West Valley City Planning Commission December 12, 2018 Page 13 zone. There must also be a minimum of 15% of landscaping in the C-2 zone portion and 5% in the M zone. A site review was conducted for this application and there are some sign violations that will need to be corrected prior to issuance of a business license for the new use. This includes removal of the light pole signs within 20’ of the property line and a large monument sign. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. The approved use for this application is for auto sales, auto repair and outside storage of vehicles to be repaired for sale. 2. The site shall not be used for auto salvage or as a vehicle recycling facility. 3. All vehicles must be stored within the M zoned area of the property, must be on a paved surface and cannot be stored on gravel or the unimproved area on the east side of the property. 4. The exterior of the auto repair building must be maintained, painted and repaired. 5. A 6’ tall masonry wall shall be installed along the entire north property line adjacent to the residential use. This shall be completed by June 1, 2019. 6. An updated landscaping plan must be submitted with a minimum of 15% of landscaping in the C-2 zone portion and 5% in the M zone. This includes a 10’ landscaped buffer along the north side in the C-2 zone portion and a 20’ buffer in the M zone area with live plant material per 7-7-6-303(3). This shall be completed by September 1, 2019. 7. All signage must meet the requirements set forth in Title 11. 8. A business license must be issued for all uses on the property. 9. Must meet the requirements of all affected departments and agencies including but not limited to the West Valley City Fire Department. 10. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Applicant: Robby West 48 Starlight Drive Saratoga Springs, UT 84045 West Valley City Planning Commission December 12, 2018 Page 14 Discussion: Commissioner Winters asked if a masonry wall is required all along the north side of the property, even along the unimproved portion. Jody Knapp said the we may defer the installation of the wall along the undeveloped portion of the property. Robby West said he spent $100,000 this last summer to repave and improve the lot. The building has been painted inside and out and looks better than it has for 15 years. Robby West only wants to install landscaping and fencing along the improved area at this time. His landlord is elderly, has cancer, and is trying to keep costs down. Robby West asked that the remaining landscaping and fence be postponed until the area is improved. Commissioner McEwen prefers the masonry wall be installed along the full length of property, especially along the mobile home area. He does not have a problem with postponing the landscaping. Commissioner Winters does not see the need to landscape a parcel that is unimproved. He would like to give some flexibility on the wall as well, noting that the residents have gone without a wall thus far. Commissioner Woodruff agrees it is reasonable to stop the wall at the unimproved location. Commissioner Lovato asked Jody Knapp if she has problems with the amended timeline. Jody Knapp answered no, she thinks it is reasonable. Much has already been done to improve the property. Jody Knapp mentioned that the fire hydrant needs to be installed as soon as possible. Robby West reported the owner plans to install the hydrant next week. Motion: Commissioner Winters moved to approve CA-1-2018 subject to the ten items listed in the staff report with the amended timeline, not requiring the wall and landscaping in the unimproved area. 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 Winters Yes Commissioner Woodruff Yes Unanimous – CA-1-2018 – Approved Approval of Minutes from November 14, 2018 (Regular Meeting) Approved Approval of Minutes from December 5, 2018 (Study Meeting) Approved There being no further business, the meeting adjourned at 5:39 p.m. Respectfully submitted, _____________________________________ Brenda Turnblom, Administrative Assistant