Planning Commission Public Hearing

WEST VALLEY CITY PLANNING COMMISSION MINUTES November 18, 2020 The meeting was called to order at 4:00 p.m. by Chair Meaders with an electronic meeting: Zoom at https://zoom.us/j/ 95328405803 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Clover Meaders, David McEwen, Martell Winters, Cindy Wood, Mathew Lovato, Darrick Porter and Harold Woodruff ABSENT WEST VALLEY CITY PLANNING DIVISION STAFF Steve Lehman, Jody Knapp and Kirsten Hunt WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill AUDIENCE There were 2 people in the audience. C-13-2020 Warner Commercial Development Ph 2 (Lot 17) 5557 West 2400 South M Zone (7.07 Total, 2.22 Acres developed) The applicant, Bart Warner representing Truck Pro, LLC, is requesting conditional use approval for retail display of light trucks and vans. 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 initial phase of this development began in 2018 under application C-14-18. At this time Mr. Warner would like to complete the site improvements for this lot including pavement, landscaping, sidewalk etc for the remaining portion of Lot 17. This area would be used for additional display area of light trucks and vans for the current tenants, Truck Guys and VanBuilders. The hope is that they can continue to grow and use this space for additional inventory so the lot development would be gradual and phased. At this time they would improve additional paved display areas but leave future pad sites undeveloped to allow for some flexibility as things evolve for these businesses. Then in the future if they decide to construct buildings and no longer wish to use these spaces as a building holding zone or display then that future application would be reviewed accordingly. There must be a minimum of 5% landscaping for this site. These areas must contain 50% live plant material and trees planted at a ratio of 1/300 sqft. This landscaping (trees and shrubs) will be distributed through out the site in the proposed landscape islands that define these 2 building sites and the entrance aisle. The west side of the site will be required to meet the 5600 West Streetscape Ordinance so that frontage will be completed to match the section to the north that was previously approved. No signage has been requested at this time and any proposed signage in the future will need to 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. There must be adequate parking for the proposed uses. 2. Vehicle display is not permitted in the required setback areas or the future building pad gravel areas as indicated on the site plan. 3. The landscaping shall meet all applicable West Valley City standards and be designed per the approved plans. 4. All signage must comply with Title 11 of the WVC Municipal Code. 5. Must have approval from all other affected departments and agencies. 6. 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 submitted. Discussion: Jody Knapp presented the application. Jody stated she had a conversation with the applicant addressing the addition of a few trees to the landscaping. The applicant told Jody they would like a reduction in the required landscaping inside the subject location and submitted a new site plan this morning. Jody explained for the applicant to comply with the ordinance, they will need to meet the minimum landscaping requirements. She stated the plans have already been approved for the landscaping along the perimeter of the building and Phase one. It is now a question of what they are planning to do with the landscaping inside the subject location for phase two. Bart Warner, the applicant, addressed the Commission. He admitted the plan for this project keeps changing. Mr. Warner said he would be okay with adding extra trees to the landscaping along the lot's perimeter; however, he would prefer to keep the landscaping inside the lot consisting of low shrubs. Chair Meaders stated that Jody wanted trees on the inside drive and asked Mr. Warner why he did not want to add trees. Mr. Warner said this would be a display lot and the more inventory that can be viewed without obstruction is better for the business. He explained the addition of trees on the inside drive would obstruct the view of the trucks on display. Jody explained the phase one site plan has already been approved with landscaping only on the perimeter. She stated the original site plan for phase two made sense, and they would only need to add a couple of trees. Mr. Warner pointed out where he would be willing to add trees to the perimeter of the lot and again expressed not wanting trees on the site's interior. Mark Cook, who works for Meridian Engineering, explained if there are no trees inside the lot, there would be more room for parking, and the lot would be easier to sell in the future. Commission Winters pointed out that the site plan submitted this morning depicts several trees along the lot's perimeter. He asked Mr. Warner if that is what they are planning to do or if they are looking to do something different. Mr. Warner said they would be willing to add the landscaping shown on the site plan; however, he would prefer no landscaping. Chair Meaders asked Mr. Warner to clarify if he is looking to change the submitted site plan from this morning. Mr. Warner said if the Commission allowed no trees along 2400 South, he would appreciate that. Jody was not aware of the reduced landscaping request along 2400 South. She explained not adding landscaping might require a variance from the Board of Adjustment. Brandon Hill said he thinks the applicant is saying that if the 0% landscaping is not allowed, he will stick with the plan submitted this morning. The applicant confirmed that is what he was saying. Commissioner Winters can understand not wanting trees to obstruct the view. He  is more concerned that the landscaping added to the site is aesthetically pleasing. He then asked if there would need to be another plan submitted by the applicant. Chair Meaders asked if the approved plan is what the Commission is voting on today, or are they voting on what is approved by staff later. Jody said if the Commission adopts the landscape plan submitted this morning, you will make that clear in the motion. Commissioner Woodruff feels having the landscaping along the inside drive helps delineate the road. He also wants to keep the trees along 2400 South to comply with the ordinance. Motion: Commissioner Woodruff motioned to approve C-13-2020 per the 6 staff alternatives and the landscape plan containing the two landscape areas on either side of the driving area without interior trees. Commissioner McEwen seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Wood Yes Commissioner Winters Yes Unanimously – C-13-2020 – Approved SA-4-2020 Hunter Cove Mountain View Corridor Subdivision 5920 West 4165 South (Approximate) R-1-8 Zone Discussion: Steve Lehman explained there are vacant parcels within the subject location and the engineering department has asked to postpone this application until there is more information as to what the vacant land will be used for. Motion: Commissioner Winters motioned to continue SA-4-2020 until no date certain. Commissioner Woodruff seconded the motion. Vote:  Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Wood Yes Commissioner Winters Yes Unanimously – SA-4-2020 – Continued SMI-10-2020 Lara’s Ridge Subdivision 3181 South 4000 West R-1-8 Zone 2 Lots .55 Acres BACKGROUND Mr. Federico Camposano, is requesting preliminary subdivision approval for a 2-lot flag lot subdivision in the R-1-8 zone. The subject property is located at 3181 South 4000 West. The property is currently vacant and is bordered by single family residential on the north, east and south. STAFF/AGENCY COMMENTS: Fire Department: Fire hydrant needs to be located within 250 feet of rear dwelling. 20-foot clear width needs to be provided for the flag lot from street right-of-way. Granger Hunter Improvement District: Project will need to run availability for water, sewer and fire protection. Subject to design and review inspections. Utility Agencies: Subject to all standard easement locations. Public Works: Authorization required of ditch/water users for any abandonment, relocation, piping or any  other modifications to existing ditches or irrigation structures. Revisions to plat are required. Will need to coordinate review of new drive approach along 4000 West. Basement depth of rear dwelling to be determined by soils report and/or a review of the Chief Building Official. Building Inspections: Will need to coordinate basement depth with builder if a soils report is not submitted. ISSUES: Mr. Camposano is proposing a minor subdivision consisting of 2 lots. The property is approximately .55 acres in size. The property is currently vacant. The applicant’s intent is to subdivide the existing property to create two new lots for future single family dwellings. In 2013, the Board of Adjustment granted a variance for the frontage requirements of the R-1-8 zone. The variance allows the property to be subdivided with a frontage less than 80 feet in width. Lot 1, or the lot adjacent to 4000 West will have a frontage of 62 feet with a 20-foot stem leading to lot 2 or the flag lot. The City’s Subdivision Ordinance requires that all flag lots have a minimum square footage of 12,000 square feet. Based on the size of the existing property, the applicant is able to plat two single family lots. The front lot, or lot 1 will be approximately 9.970 square feet, while the back lot (lot 2) will be approximately 12,000 square feet. To reduce the points of access on 4000 West, the applicant is proposing to use the stem portion of the flag lot to access lot 1. A cross access easement will be placed on the plat in favor of lot 1 to be maintained in common by both lots. Existing improvements are in place along 4000 West. However, the applicant will need to open up the street for water and sewer. In addition, a new curb cut and drive approach will be required for the flag lot. These improvements will need to be coordinated with Granger Hunter Improvement District and the City Public Works Department. Replacement or repair will need to be done if existing improvements are damaged or become damaged as a result of construction. STAFF ALTERNATIVES: A. Approval of the Lara’s Ridge Subdivision subject to the following conditions: 1. That compliance be made with Granger Hunter Improvement District regarding  water line extensions, sewer connections and fire protection. 2. That the subdivision name be approved by Salt Lake County. 3. That the developer resolve all staff and agency concerns. 4. That the new drive approach be reviewed and approved by the City Engineering Division. B. Continuation to address issues raised during the Planning Commission meeting. Discussion: Steve Lehman presented the application. There was no further discussion. Motion: Commissioner McEwen motioned to approve SMI-10-2020 subject to the four staff alternatives in the staff report. Commissioner Woodruff seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Wood Yes Commissioner Winters Yes Unanimously – SMI-10-2020 – Approved PLANNING COMMISSION BUSINESS Approval of Minutes from October 7, 2020 Study Meeting Approval of Minutes from October 14, 2020 Regular Meeting Approval of Minutes from October 21, 2020 Study Meeting Approval of Minutes from October 28, 2020 Regular Meeting Commissioner McEwen motioned for approval of the October 7, 2020, October 14, 2020, October 21, 2020 and October 28, 2020 meeting minutes with the study meeting start time changed to 3:30 pm. Commissioner Fuller seconded the motion. There being no further business, the meeting adjourned at 4:45 p.m. Respectfully submitted, ______________________________ Kirsten Hunt Administrative Assistant