Planning Commission Public Hearing

COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT WEST VALLEY CITY PLANNING COMMISSION MINUTES April 24, 2019 The meeting was called to order at 4:02 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, and Harold Woodruff ABSENT Martell Winters and Cindy Wood WEST VALLEY CITY PLANNING DIVISION STAFF Brock Anderson, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill AUDIENCE There were three 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 April 24, 2019 Page 2 C-7-2019 Wright Timberframe Parking Lot Expansion 7079 W Gates Ave. M Zone (0.51 Acres) The applicant, Samuel Wright, is requesting a conditional use amendment for a parking lot expansion next to an existing warehouse building at 7079 W Gates Ave. The property is zoned manufacturing (M). The properties to the north and the adjacent parcel to the west are zoned M, while all other surrounding properties are zoned agriculture (A). The West Valley City General Plan designates all properties along Gates Avenue as light manufacturing, and all properties to the south as large lot residential. There is a towing and impound yard to the north, single unit dwellings to the east and south, and an undeveloped parcel to the west. The subject parcel received conditional use approval in September of 2017. At the time of approval, the parcel was 0.38 acres and the adjacent parcel to the west was to remain undeveloped. The building was completed late last year, and there are two garage doors on the west side that cannot currently be used since there is no paved access. The applicant sold the subject parcel earlier this year and the new owners would like to lease the building out, but most prospective tenants want access to the west-side garage doors. As part of the sale of the property, the applicant also completed a lot line adjustment that moved the west parcel line 24 feet to the west so that there can be vehicular access to that side of the building. The applicant currently owns the two parcels to the west, one of which is the former Back Yard Auto property. That parcel is still zoned A, but Mr. Wright plans to apply to rezone the property to a manufacturing zone to construct additional warehousing and light industrial buildings. In the original submittal for this parking lot expansion, the applicant proposed to add a second drive approach between the subject parcel and his undeveloped parcel to the west. The second approach did not meet spacing requirements, however, so the applicant has decided to remove it from this application. The proposal now is just to add 24’ of hard surfacing to the west side of the building for vehicle maneuvering only. There shall be no parking in this area. The adjacent M-zoned parcel will remain undeveloped, so there is no fencing or landscaping requirement along the west property line of the subject parcel. When the building was completed late last year the landscaping was not installed. Now that it is spring the landscaping shall be installed within the next 30 days on the original portion of the property. The 20’ landscaped areas on both the north and south ends of the parcel will need to be extended 24’ and meet all requirements of Title 7. The site shall maintain at least 5% landscaping coverage. The existing 6’ tall masonry wall on the south side shall be extended 24’ to the new property line. No signage is currently proposed on the site, but any new signs shall meet the requirements of Title 11 and shall require a building permit. Staff Alternatives: • Approval, subject to the resolution of any issues raised at the public hearing and the following conditions: 1. 24’ of paving shall be added to the west side of the building for vehicular maneuvering only. No parking shall occur in this area. 2. Vehicles shall only access the property and building from the existing drive approach. Vehicles shall not drive on the vacant parcel to the west to access any portion of the subject property. 3. Landscaping shall be completed per the approved plans and in accordance with all the requirements of Title 7. The landscaping from the original approval shall be installed within 30 days. 4. The 6’ tall masonry wall shall be extended 24’ along the south property line. 5. The west-side garage doors shall not be used until a new grading and drainage plan is approved by the Public Works Department, and hard surfacing, site landscaping, and the required masonry wall are installed. West Valley City Planning Commission April 24, 2019 Page 3 6. All signage shall comply with the WVC Sign Code. 7. All requirements of any affected departments and/or agencies shall be met. 8. Dumpsters must be located within a 6’ masonry enclosure per 7-2-118 of the WVC Municipal Code. 9. Subject to review upon valid complaint. • Continuance, to allow for the resolution of any issues raised at the public hearing. Discussion: Darren Manzanares, 4082 Schuler Avenue, is concerned that the concrete paneled wall that was installed between his property and the subject property is not stable. Darren Manzanares reported that when the concrete wall was installed, an existing chain link fence was left in place. He said the chain link fence must be removed. When the chain link fence is removed, he is concerned that the concrete wall will fall. Darren Manzanares is disappointed that the applicant is not present and would like him to fix the wall so it doesn’t injure anyone. Bill Betcher, 7104 West Schuler Avenue, said that fence posts were pounded into the ground to support the concrete wall. He pointed out that soil rots fence posts. When the wind blows, he feels the wall will fall within a couple of years. He wants the applicant to fix the wall by installing concrete footings. Bill Betcher complained that Wright Timberframe operations make a lot of noise. He stated that the existing wall does nothing to suppress the noise coming from Wright Timberframe. Commissioner Lovato asked Brock Anderson about the hours of operation for Wright Timberframe. Brock Anderson answered that when the property was rezoned, the development agreement outlined that the business close by 6:00 p.m. each day. Commissioner Lovato asked who enforces operating hours. Brock Anderson answered Code Enforcement. Commissioner Lovato asked if the City can require that the applicant add proper footings to the wall. Brock Anderson answered that precast concrete panels are allowed by the City and a 6’ wall does not require a building permit. No one inspects the wall or requires that the wall has footings. As long as the wall is masonry and it is 6’ tall, it is acceptable. The City cannot issue a citation unless the wall is tipping over or creating a maintenance issue. Commissioner Lovato asked if the City should require a permit and inspections for fences/walls to ensure proper installation in the future. Brandon Hill said we could look at that. Motion: Commissioner Lovato moved to approve C-7-2019 adding a requirement for a dumpster enclosure, making this motion subject to nine conditions listed in the staff report. The motion was seconded by Commissioner Woodruff and passed unanimously. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Woodruff Yes Unanimous –C-7-2019 – Approved West Valley City Planning Commission April 24, 2019 Page 4 Approval of Minutes from March 27, 2019 (Regular Meeting) Approved Approval of Minutes from April 17, 2019 (Study Meeting) Approved There being no further business, the meeting adjourned at 4:17 p.m. Respectfully submitted, _____________________________________ Brenda Turnblom, Administrative Assistant