Planning Commission Public Meeting

WEST VALLEY CITY PLANNING COMMISSION MINUTES December 11, 2019 The meeting was called to order at 4:00 p.m. by Commissioner McEwen at 3600 Constitution Blvd., West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Darrick Porter, Martell Winters, and Harold Woodruff ABSENT Cindy Wood and Clover Meaders WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, Steve Pastorik, Brock Anderson and Kirsten Hunt WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill AUDIENCE There were 13 people in the audience. 1|Page ZT-15-2019 West Valley City A zone text change to create the Residential Sustainability (RS) zone This application was continued during the Planning Commission meeting on November 13, 2019. At the request of the City Council, City staff has prepared a zone text change application to create the Residential Sustainability (RS) zone. The purpose of this zone is to encourage single unit dwelling development that generates its own power, is highly energy efficient, conserves water and is long lasting. No property is proposed to be rezoned to the RS zone. This ordinance simply creates the RS zone in the Zoning Ordinance. Anyone requesting the RS zone would be voluntarily agreeing to follow the standards outlined in the zone. There are two options for the proposed ordinance revision attached to this report. Several sections of the code are being amended or added as part of this revision. The list below summarizes these changes by section. The two options differ in Section 7-6-210.5, which is found on pages 38-39 of both options.  Section 7-1-103: Amends the definition of the term “Residential Zones” to include the proposed new RS zone.  Section 7-5-101: Adds the RS zone to the list of zones that applicants can request a zone change for.  Section 7-6-101: Adds the RS zone to the list of zoning districts.  Section 7-6-201: Adds the RS zone to the Agricultural and Residential use table. If this ordinance is approved, the same uses allowed in the R-1 zones would be allowed in the RS zone.  Section 7-6-202: Adds the RS zone to the Agricultural and Residential standards table. If this ordinance is approved, the same standards required in the R-1-8 zone would also be required in the RS zone. Such standards include the minimum lot size, minimum lot width, setbacks, height restrictions, etc.  Section 7-6-210.5: This new section outlines the proposed standards in the RS zone.  Section 7-11-214: Clarifies that homes within the RS zone are not required to meet the minimum house sizes of 2,000 sq. ft. for ramblers and 3,000 sq. ft. for multi-levels. The table below summarizes the differences between Option 1, which has the most stringent requirements, and Option 2. 2|Page  Standard Option 1 Option 2 Maximum Zoning District Size 5 acres No maximum Maximum HERS Index Score 0 30 Type of Solar Panels Tesla Solar Roof Not specified Type of Electric Car Charger Tesla Wall Connector Level 2 (240-volt) The HERS Index Score referenced in the table above stands for the Home Energy Rating System which is a nationally recognized system for measuring energy efficiency. A home with score of 100 means the home meets the current industry standard for home energy efficiency. A home with a score of 50 is 50% more energy efficient than a standard new home. A home with a score of 0 is considered a net zero home that produces as much energy through renewable resources as it consumes. More information on the HERS Index Score can be found at: https://www.hersindex.com/. The table also references a Level 2 electric car charger. There are three levels of electric car chargers: Level 1, Level 2 and Level 3. Level 1 chargers use a normal 120-volt connection, which uses a standard household outlet. While Level 1 chargers are the least expensive, they are the slowest to charge (20 hours for about 90 miles). Level 2 chargers use a 240-volt source similar to what you would plug an oven or clothes dryer into. While they are more expensive than a Level 1 charger, a Level 2 charger is significantly faster at charging electric vehicles (3 hours for about 90 miles). Level 3 chargers are most common in commercial applications in that they can cost tens of thousands of dollars. They are also the fastest at charging electric vehicles (30 minutes for about 90 miles). Staff Alternatives: 1. Approval of the proposed ordinance revision described in Option 1. 2. Approval of the proposed ordinance revision described in Option 2. 3. Continuance, for reasons determined during the public hearing. 4. Denial. Discussion: Steve Pastorik presented the application. Danny Guterrez, a contractor, asked for Steve Pastorik to clarify the incentive for purchasing the energy efficient home and if they are city or state incentives? Steve Pastorik then explained that the incentive is smaller lots and homes for the Residential Sustainability (RS) zone over what you would see in other areas. Danny then stated that he loves the idea of an increase in project size and would like to be the one who puts this out to the City. He explained that there are not many energy efficient homes in the area and if the 5 acre allotment is all buildable land then he could build more homes in the area, however if the 5 acers includes the roads and infrastructure he would like to have 8-10 acres to build where some of the land will be used for the roads and infrastructure. Danny explained that he is in favor of 3|Page option 2, feeling that it allows for more room to build. Commissioner Winters then asked Danny if there is a larger home built on a larger lot as opposed to a smaller, energy/water efficient home on a smaller lot on the re-zone will that come out about price neutral or is one more expensive than the other? Danny explained that having more buildings in the zone will decrease the cost of the build and a standard home’s utility costs are higher where the utility cost is almost zero for the energy efficient homes. Commissioner Winters then asked Commissioner Woodruff if the goal of 30 HERS is attainable. Commissioner Woodruff explained that it is more practical than a net zero home. Commissioner Woodruff stated that approving option 2 will allow the City to see how beneficial, or not, the RS zone will be. Commissioner Winters then clarified with Steve Pastorik that in approving option 2 they could still review re-zone applications to the RS zone. Steve Pastorik stated that the application creates the zone and ordinance, however there isn’t property re-zoned to this. Therefore, the applicant will need to come before the City for the approval of the re-zone. Applicant: West Valley City Motion: Commissioner Lovato moved for approval of ZT-15-2019 as described in option 2. Commissioner Woodruff seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Woodruff Yes Unanimous – Z-15-2019 – Approved Z-3-2019 Kyle McMullin 6941 West SR-201 Zone change from A to M 24.8 acres Kyle McMullin, representing the Jesse Rodney Dansie Living Trust, has requested a zone change on a 24.8-acre parcel at 6941 West SR-201 north frontage road from A (agriculture, minimum lot size ½ acre) to M (manufacturing). All surrounding property is zoned M. Neighboring uses include the ARA Industrial Park to the south, an auto salvage business to the west, an asphalt products business to the east and a recently approved storage lot to the north. The subject property is designated as light manufacturing in the West Valley City General Plan. The applicant has submitted the attached concept plan, which shows a proposed building of 310,800 square feet. Also attached is a letter from the applicant describing the proposal. The 4|Page intended use is “office/warehouse or distribution”. Given the size of the proposal (over 10 acres), a conditional use permit would be required for the use approval assuming the zone change is approved. Up until the end 2015, the City’s General Plan showed heavy manufacturing uses for the area located north of SR-201 between 5600 West and 7200 West. However, with inclusion of the ARA Industrial Park and other large, light industrial projects along SR-201, the General Plan was updated to show light industrial uses for those properties with frontage along the SR-201 north frontage road. In 2016 the City created the light industrial (LI) zone with the intent of aligning zoning with the General Plan. While the M zone does allow light industrial uses like indoor manufacturing, warehousing and distribution, it also allows heavy industrial uses like asphalt and concrete plants and outdoor manufacturing as well as other uses like outside storage, towing and impound yards and vehicle recycling facilities. Included with this report is a copy of Section 7-6-301, which is the Commercial and Manufacturing zone use table. In this table one can compare the differences in allowed uses between the LI and M zones. There are two other significant differences between LI and M zones. The minimum landscaping percentage required is 5% in the M zone and 10% in the LI zone. The LI zone also includes building design standards while the M zone does not. Staff Alternatives:  Assuming the applicant is agreeable, the Planning Commission recommends approval of a zone change to the LI zone as this zone is more compatible with the General Plan designation.  Denial, the LI zone is more compatible with the General Plan designation than the M zone.  Continuance, for reasons determined at the public hearing.  Approval of the zone change to the M zone subject to a development agreement that restricts the heavy industrial type uses allowed in the M zone. Discussion: Steve Pastorik presented the application. He stated that the applicant submitted a list of uses that the owner would be comfortable executing in a development agreement. Staff recommends limiting the amount of outside storage or vehicle storage yard. Staff also recommended four design standards for the development agreement. Commissioner Lovato asked if the proposed 5% landscaping as opposed 10% would look like the landscaping in the area currently. Steve Pastorik explained that the requirement is 20 feet of land along the 5|Page  front and looking at recent Light Industrial Developments the landscaping is a bit more than 5% and less than 10%. Commissioner Lovato commented that this parcel is much larger so the 10% landscaping would probably look huge. Steve Pastorik agreed with the comment. Commissioner Winters asked if the staff is leaning toward the Manufacturing Zone or the Light Industrial Zone. Steve Pastorik explained the staff is leaning toward the Manufacturing Zone with a development agreement. The applicant, Kyle McMullin then discussed the background of this parcel. It was purchased 50 years ago, and the owner has passed away. The land is now offered for sale. The applicant is now negotiating a contract with Samsum Group and there were other inquires on the property. The interested parties however did not want to buy this land in an (A) Agricultural zone. Kyle explained therefore he is requesting the zone change. Kyle isn’t sure if the future buyer will be putting in one big building or smaller homes. He stated that he is looking to re-zone (M) Manufacturing as opposed to LI (Light Industrial) because of the usage of the land. Kyle explained that changing the zone will allow the future buyer to compete with the surrounding businesses. Commissioner Winters asked Steve Pastorik if the Public Commission approves the M zone with the development agreement do, they still need to come before the board to zone the property? Steve Pastorik stated it depends on the potential use. He believes that anything above 10 acers would be considered conditional use in the M zone anyway and come through the Planning Commission. The development agreement would apply to the entire zone. Motion: Commissioner Winters moved for approval of option 4 subject to the 4 alternatives and 4 recommended design standards where #4 is required for all buildings facing 201. Commissioner Woodruff seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Woodruff Yes Unanimous – Z-3-2019– Approved 6|Page GPZ-6-2019 KDA Investments/Western Flats, LC 3572 S. 1950 W. General Plan change from general commercial to light manufacturing Zone change from C-2 to M 1.8 acres KDA Investments/Western Flats, LC has submitted a General Plan/zone change application for property totaling 1.8 acres located at 3572 South 1950 West. The property is currently zoned C-2 (general commercial) with a General Plan designation of general commercial. The proposed zone is M (manufacturing) and the proposed General Plan designation is light manufacturing. The subject property proposed to be rezoned is part of a larger commercial development that covers approximately 4.3 acres. That overall property is all zoned C-2. The surrounding zones for the overall site include C-2 to the north and east with A (agricultural) to the south, and R-1-8 (single unit residential) to the west. Surrounding land uses include auto service to the north, retail/warehouse to the east and residential to the west and south. The adjacent property is designated as general commercial to the north, mixed use to the east, low density residential to the west and medium density residential to the south. The primary purpose for the rezone is to accommodate a restaurant tenant that wishes to operate a commissary from this location. The existing auto sales/service use would also like to have some space for outside storage. These two uses are only allowed in the M, manufacturing zone. The overall site is adjacent to residential however the portion of the site to be rezoned is not directly adjacent to the residential neighbors. The commissary use is located on the south portion of the requested rezone and the outside storage would only be allowed on the north side of the building. If the property is rezoned, then the outside storage use would need conditional use approval from the Planning Commission to establish the appropriate conditions of approval and required site improvements for the intended use. Given the location of the property and the zoning/general plan designation of the neighboring uses Staff recommends the approval be subject to a development agreement. The development agreement would allow for the current C-2 uses to continue with the addition of only outside storage and a commissary. Uses prohibited in the M zone would also be applicable. Staff Alternatives:  Approval of the zone change to the M zone and the GPZ change to light manufacturing subject to a development agreement that restricts the uses as outlined above.  Continuance, for reasons determined at the public hearing.  Denial of the zone change to the M zone and the General Plan change to light 7|Page  manufacturing as the current zoning and General Plan designations are more appropriate for this location due to the proximity to residential. Discussion: Jody Knapp presented the application. The applicant, Joe Cunningham then came up to speak. He stated that he has several body shops that have approximately 15-20 cars inside waiting to be restored, along with cars outside waiting to be restored. Joe explained that it takes one year to get through the body shop, and they sell around 150 cars per year, including internationally out of the showroom. The City told Joe that the cars outside his business is considered outside storage and isn’t allowed under the general commercial zone. He is asking for the zone change to store his cars outside. Joe also explained that it would also work well for the owners of the food truck to become a commissary. Commissioner Lovato asked Joe how long he has been doing this kind of work. Joe stated it has been about 7 years. Commissioner Lovato asked if Joe had any complaints from the surrounding business owners about his business. Joe stated he is not aware of any complaints. Motion: Commissioner Lovato moved for approval of M zone and the GPZ change to light manufacturing subject to a development agreement. Commissioner Fuller seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Woodruff Yes Unanimous – GPZ-6-2019 – Approved S-8-2019 West Valley Flats Subdivision 5340 West 3500 South R-1-7 Zone 4 Lots BACKGROUND Mr. Aaron Haaga, is requesting preliminary subdivision approval for the West Valley Flats 8|Page Subdivision. The subject property was recently rezoned to the R-1-7 zone. The proposed subdivision is bordered by residential housing to the east north and west and is located immediately north of 3500 South. An existing single-family dwelling exists on what will become lot 1. STAFF/AGENCY CONCERNS: Fire Department:  Fire hydrants to be installed in accordance with the Uniform Fire Code. 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.  Dedication per the development agreement to a 57.5 half width along 3500 South. Public improvements will match those of the Madisyn Cove Subdivision to the east. S-8-2019 – West Valley Flats Subdivision - Page 2  Revisions to the plat required.  Will need to coordinate subdivision name with County Auditor's Office.  Soils report will be required. Building Inspections:  Soils report will be required. ISSUES: 9|Page   The developer is proposing a preliminary plat to be known as the West Valley Flats Subdivision. The subdivision will consist of 4 lots on 1.13 acres. Although zoned R-1-7, the minimum lot size is 8,717 square feet. The average lot size has been calculated at 11,150 square feet.  Access to the subdivision will be gained from 3500 South. All lots will gain access from the private driveway running down the middle of the subdivision. Cross access and maintenance agreements will be required to address the common drive. An existing single-family dwelling is located on lot 1 of the new subdivision. The home will remain and will be improved with slight modifications addressed as part of the development agreement. More specifically:  All windows will be replaced with new windows.  The exterior of the home shall be repainted.  A new attached or detached 2 car garage shall be constructed.  As part of the development agreement, the developer will also dedicate an additional right-of-way on 3500 South according to the master street plan. The anticipated width here will be 115 feet. UDOT will require improvements to match those of the Madisyn Cove Subdivision to the east. At such time 3500 South is widened, UDOT will construct improvements to the right-of-way line.  As mentioned earlier, access will be gained from a common drive. Therefore, homes fronting and/or facing sideways along 3500 South could be fenced. Staff recommends that if fencing is proposed, a post and panel wall similar to Madisyn Cove be used. Staff will recommend that the wall be positioned against the sidewalk to eliminate the common problem of weeds. If pillars are installed, concrete shall be poured between the pillars and wall to satisfy this concern. S-8-2019 – West Valley Flats Subdivision - Page 3  There is an existing irrigation system on the property. The developer has been coordinating this with the appropriate people include the City Engineering Division. A resolution to any concerns expressed by those using the irrigation water such as easements, piping and any existing structures will need to be resolved prior to recordation of the subdivision.  A soils report will be required in order to assess ground water levels if any. During the review of the Madisyn Cove Subdivision to the east, ground water was not encountered to a depth of 13 feet. STAFF ALTERNATIVES: 10 | P a g e A. Grant preliminary approval for the West Valley Flats 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 provides a soils report prior to plat recordation. 4. That all matters pertaining to any existing irrigation system be addressed with the Public Works Department and water users as outlined in the analysis. 5. That the developer resolves all staff and agency concerns. 6. That if a masonry wall is installed along 3500 South that consideration be given to match as closely as possible to the wall to the east. Also, the wall shall be located such that weeds do not grow between the wall and sidewalk. 7. That all street improvements be in accordance with plan and profiles approved by the Public Works Department and UDOT. B. Continuance to allow the developer an opportunity to address issues raised during the public hearing. Discussion: Steve Lehman presented the application. Kelly Oaks, Office Manager for Haaga, stated to the commissioners they would like to be able to build and sell homes which would require the subdivision. Motion: Commissioner Woodruff moved for approval subject to the 7 staff conditions. Commissioner Lovato seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Woodruff Yes 11 | P a g e  Unanimous – S-8-2019 – Approved SA-8-2019 Beagley Estates Subdivision – Amending lots 1, 6-9, 18 and Parcel B 2590 South 7050 West BACKGROUND The West Valley City Engineering Division is requesting consideration to amend portions of the Beagley Estates Subdivision. More specifically, lots 1, 6-9, 18 and Parcel B. In addition, Beagley Lane will be vacated and renamed Beagley Road with a new alignment. ISSUES: The Beagley Estates Subdivision was recorded with the Salt Lake County Recorder’s Office in 2006. In 2015 the City began processing the first phase of the ARA Industrial Center Subdivision at approximately 6755 West SR-201 South Frontage Road. Phase 2 of the ARA Industrial Center was reviewed and approved in 2016. Phase 2 is located immediately to the east of the Beagley Estates Subdivision. During the review process for phase 2 a recommendation was made that to provide for a more efficient access to the Industrial Park, a connection could be made with Beagley Lane. Beagley Lane intersects 7200 West at approximately 2590 South. The intersection of Beagley Lane and 7200 West is better situated than the intersection of the SR-201 South Frontage Road for the vehicles coming out of the ARA Industrial Center. The distance from SR-201 and the South Frontage Road is insufficient for stacking and maneuverability for larger vehicles. Over the last few years, the City Engineering Division has been coordinating this effort. The home on lot 18 was purchased and demolished which allowed for the connection from ARA onto Beagley Lane. The Engineering Division redesigned the cross section of Beagley Lane by increasing the lot sizes of those properties directly accessing the street and increased the sidewalk width on the north side from 5 feet to 10 feet. With this new design, Parcel B will no longer be used for the cross-town trail. Parcel C is a remnant of the original lot 18. At the present time, the plan for this parcel is that it be landscaped and maintained by the ARA Industrial Park. A post and panel masonry wall would be constructed between this parcel and the residential lot to the north. Matters related to this parcel are still being negotiated, so changes could occur in the future. 12 | P a g e SA-8-2019 - Beagley Estates Subdivision – Amending lots 1, 6-9, 18 and Parcel B – Page 2 By virtue of the changes mentioned above, portions of the original Beagley Lane are going to be vacated and re-platted. The street will also have a new name which will be Beagley Road. The designation of “Road” better defines the type of street that this has become with a connection to the ARA Industrial Park. Staff has received a few calls from residents living in the subdivision to the north of Beagley Road. The primary concern is that additional traffic from the industrial park may use Schuler Avenue. While staff is certain that semi-trucks will not use this road, there may be employees of the park that could use this road. However, there is now a new signalized intersection at 7200 West and Beagley Road. It would make little sense to wait in traffic to turn left onto Schuler Avenue, or to turn left from Schuler Avenue onto 7200 West with a signalized intersection being less than a block away. Schuler Avenue does not have formal improvements, and the concerns expressed by residents are that children walk on and wait for school buses in the road as there is no sidewalk. In addition to the new intersection at 7200 West and Beagley Road, it is not the only road providing access to the industrial park. There are multiple roads leading into the park from the east, north and south. With multiple points of access, staff does not see an increase in traffic along Schuler Avenue. In summary, the request before the Planning Commission is to amend lots 1, 6-9, 18 and Parcel B of the Beagley Estates Subdivision. The subdivision plat will also vacate the original Beagley Lane and will re-plat the street with a new name of Beagley Road. STAFF ALTERNATIVES: A. Approval of the plat amendment subject to a resolution of staff and agency issues. B. Continuance to allow for more discussion regarding the application. Discussion: Steve Lehman presented the application. Commissioner McEwen asked Steve if the home owner interested in purchasing the empty lot had been approached. Steve explained that he wasn’t sure if the home owner had been approached and stated that the property is currently being appraised. However, that is still being considered an option at this time. Motion: Commissioner Woodruff moved for approval subject to the 2 staff alternatives. Commissioner Fuller seconded the motion. 13 | P a g e  Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Woodruff Yes Unanimous – SA-8-2019 – Approved SA-9-2019 West Valley Truck Center Subdivision – Lots 10A and 14A Amended 5396 West 2400 South M Zone BACKGROUND James Warner, representing TruckPro L.C., is requesting a plat amendment for lots 10A and 14A in the West Valley Truck Center Subdivision. The proposed subdivision is intended to consolidate these lots into one lot and to vacate an existing public utility easement separating these two lots. STAFF/AGENCY CONCERNS: There are no staff or agency concerns with this application. ISSUES: The West Valley Truck Center Subdivision was recorded in 1998. The subdivision has been a great asset to the City and to businesses in the trucking industry. Lots platted in the original subdivision were to accommodate a variety of uses associated with the trucking industry. Although many of the original lots remain as platted, a few modifications have taken place over the years to accommodate changes within the subdivision and the trucking industry. The proposed change to lots 10A and 14A is relatively simple. The mutual property line separating these lots will go away with one large lot remaining. The purpose for the amended plat is to accommodate an expansion of the Sprinter facility. An addition to the north side of the building would be constructed over the property line and existing utility easement. The overall lot size will end up being 5 acres. 14 | P a g e The existing public utility easement will be vacated and will be relocated along the perimeter of the subdivision. An existing Rocky Mountain Power line will be relocated as a result of this amended plat. Other utility companies have signed off on the vacation of the existing easement. STAFF ALTERNATIVES: A. Approval of the plat amendment. B. Continuance to allow for more discussion regarding the application. Discussion: There was not a discussion with this application. Motion: Commissioner Winters moved for approval. Commissioner Fuller seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Woodruff Yes Unanimous – SA-9-2019 – Approved C-22-2019 DT Auto Brokers 3572 S. 1950 W. C-2 Zone/M Zone proposed (1.8 acres) The applicant, DT Auto Brokers, is requesting a conditional use for outside storage at 3572 S. 1950 W. This property is currently zoned C-2, General Commercial but they have submitted an application for a rezone to M, manufacturing (GPZ-6-2019). The West Valley City General Plan currently designates this area as general commercial and they also proposing a change to light manufacturing. The surrounding zone is C-2 on all sides. The surrounding uses include auto service to the north, retail/warehouse to the east and auto sales to the south. As part of the City’s cleanup efforts a thorough site inspection was conducted of this property during a business license review. A courtesy notice was issued for violations including inoperable vehicle storage and outside storage. Due to the nature of the existing auto sales business, which restores vehicles for re-sale including classic cars, there is some outside storage on site. That use is not allowed in the C-2 zone, so the applicant has proposed a rezone and is 15 | P a g e also applying for a conditional use. The auto repair/restoration will be conducted within the existing buildings on site and only will be for the vehicles to be sold at this location and it is not open to the general public. The outside storage will mostly be of cars awaiting restoration/repairs so they can be sold. The site shall not be used for salvage or as a vehicle recycling facility. The outside storage shall be limited to the north side of the site and screened from public view. The area directly adjacent to 1950 West will be for display of vehicles on the property that are operable and available for sale and shall not be used for outside storage. The remaining site maintenance issues are being resolved as part of the enforcement process. 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 outside storage in conjunction with auto restoration/sales. The site shall not be used for auto salvage/vehicle recycling facility. 2. Appropriate access shall be maintained throughout the site. 3. Outside storage is only permitted on the north side of the site as outlined in the approved site plan and must be screened from public view. 4. Must meet the requirements of all affected departments and agencies including but not limited to the West Valley City Fire Department. 5. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: There was not a discussion with this application. 16 | P a g e Motion: Commissioner Woodruff moved for approval subject to the 5 staff conditions. Commissioner Fuller seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Woodruff Yes Unanimous – C-22-2019 – Approved C-23-2019 Wheeler Machinery Pole Sign 4899 W 2100 S M Zone (23.02 Acres) The applicant, YESCO, LLC., is requesting conditional use approval for a new pole sign for Wheeler Machinery. The zoning for the property and the adjacent parcels is M, Manufacturing. The General Plan for the area is Light Manufacturing. Wheeler Machinery will open a Cat Rental Store and the applicant is requesting a new pole sign to advertise for this business. The company operates on five parcels covering over 100 acres. There is an existing pole sign for Wheeler Machinery on the parcel to the west. Two pole signs for a prior business, H & E Equipment, were previously removed from the subject parcel. Due to the proximity to SR-201, the existing and proposed signs are considered freeway-oriented pole signs. Pole signs are limited to one sign per frontage, however this requirement may be waived by the Planning Commission for freeway-oriented pole signs. The proposed sign will be 25’ tall and 104 sf in sign area. Pole signs are required to have a pole cover. A 20’ setback from the front property line is required. The new sign will be over 1000’ from the existing Wheeler Machinery sign. Title 11 requires that the sign be incorporated in a landscaped area that is at least equal to twice the area of the sign, with 50% live plant material. The existing landscaping along the frontage is lawn. The applicant shall add a new planting area around the sign that is at least twice the area of the sign face and includes 50% live plant material. 17 | P a g e Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing, as well as the following conditions: 1. The sign shall be constructed per the approved plan. 2. All requirements set forth in Title 11 of the West Valley City Municipal Code shall be met. 3. A new landscaped area at least twice the size of the sign face shall be added around the base of the sign and shall include at least 50% live plant material. 4. A building permit shall be issued for the sign. Continuance, for reasons determined at the hearing. Discussion: Brock Anderson presented the application. Matt Wren, the applicant, explained he has been working with Wheeler Machinery on the landscaping around the sign. Commissioner Woodruff asked what the pole cover’s purpose is and what it is made of. Matt Wren explained it is an aluminum cover that will help keep the pole from warping. Motion: Commissioner Lovato moved for approval subject to the 4 staff conditions. Commissioner Winters seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Woodruff Yes Unanimous – C-23-2019 – Approved C-24-2019 18 | P a g e Buckmiller Home Occupation 6586 W Sunrise Ridge Ct RE Zone (0.34 acres) The applicants, Bradley and Victoria Buckmiller, are requesting conditional use approval for a home occupation at 6586W Sunrise Ridge Ct. The zoning for the property is RE, Residential Estate. The zoning for adjacent parcels in the cul-de-sac is also RE, and the other neighboring properties are zoned R-1-8 and A. The West Valley City General Plan designation is large lot residential and low density residential for the area. The applicants will teach the Utah Concealed Firearms Permit course in their home, as well as the classroom portions of some other firearms training and self-defense courses. The Utah Concealed Firearms course is a 4.5 to 5-hour class. They plan to teach the classes Friday afternoons/evenings until 9 p.m. and Saturdays from 9 a.m. to 9 p.m., with a one to two-hour break between the Saturday classes. There will be no discharging of firearms on the property. Courses that require firearms range time will be done at a designated firearms range. City code specifies that home occupations shall have no more than two customers per hour visiting a residence. However, through conditional use approval, up to six customers per hour may visit a residence. The applicants are requesting for the Planning Commission to allow up to six customers per hour to attend their classes. The applicants’ home is in the Sunrise Acres Subdivision. The home was completed in July of this year. The applicants plan to teach the classes in a small area of the basement. Not more than 25% of any one floor of the home shall be used for the home occupation. All customers will be required to park on the subject property in the driveway, and not in the public right-of-way. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing, as well as the following conditions: 1. The property and use shall meet all requirements of Title 7 of the West Valley City Municipal Code. 2. No more than six customers shall come to the home per hour. 3. Customers shall park in the driveway of the subject property. 4. All requirements of affected departments and agencies shall be met. 5. This approval is subject to review upon a valid complaint. 19 | P a g e  Discussion: Brock Anderson presented the application. The applicant Bradley Buckmiller explained that there will be a maximum of 6 people attending a class in the 5-hour allotment. Bradley also explained that he has been teaching for many years. Bradley also stated he understands the parking concern and will have his customers park in his driveway. Motion: Commissioner Woodruff moved for approval subject to the 5 staff conditions. Commissioner Lovato seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Woodruff Yes Unanimous – C-24-2019 – Approved C-25-2019 ARA Industrial Center (Buildings D, E, F) 6555 W. Utah Hwy 201 (South Frontage Rd) M Zone (48.78 Acres) The applicant, Freeport West, is requesting a conditional use for an office/warehouse park expansion at 6500 West Utah Hwy 201 (South Frontage Rd). This property is zoned M, Manufacturing, and the West Valley City General Plan designates this area as Light Manufacturing. The adjacent zoning is M, Manufacturing, with two pockets of undeveloped Agricultural property to the north and southeast that are also shown as Light Industrial in the General Plan. The surrounding uses include the existing ARA Industrial Center and trucking facilities. The ARA Industrial Center was originally approved in 2014 (C-44-14). This project master plan was originally approved for a 131-acre project with five (5) buildings ranging in size from 360,000 square feet up to 633,000 square feet. Freeport West is now requesting an expansion to add an additional 48.78 acres on the northeast side of the project. The plan includes an additional roadway and modifies the overall original building locations and sizes. The buildings will all be constructed of tilt up concrete for the main warehouse and loading dock areas and the entrance/office portions will be primarily glass to match the existing facilities that have already been constructed. This use is not required to meet the Commercial Design Standards due to the use being limited to a manufacturing zone. 20 | P a g e The landscaping requirement in the M zone is 5% and approximately 9% is provided. The north side of the property is designed to meet the Landscaping Standards Along High Image Arterials section of the Municipal Code and includes a bermed lawn area with trees. Landscaping has also been provided throughout the parking lots, along the office portions of the building. Landscaping will also be provided adjacent to the new proposed roadway (6480 West). This will also include enhancements to the street entrances on the north and south end with signage monuments to match the previously approved sign package. Staff Alternatives: Approval, subject to the resolution of any issues raised at the public hearing and the following conditions. 1. The building and site must be constructed per the approved plans. 2. There must be adequate parking on site for the proposed tenant mix. 3. The landscaping must be completed per the approved plan and in accordance with applicable standards in the West Valley City Municipal Code including but not limited to the standards for Landscaping Along High Image Arterials. 4. Signage shall include the entrance features per the approved plans. 5. All lighting shall be designed per Title 7 and installed in accordance with the approved lighting plan. 6. All dumpster locations shall be properly screened per the standards set forth in Title 7. 7. All mechanical equipment on site must be properly screened. 8. Must meet requirements of all affected departments and agencies. Continuance, to allow for the resolution of any issues raised at the public hearing. Discussion: Jody Knapp presented the application. Hilton, who is the architect working on this project, spoke about working with Freeport West for 20 years. He explained that these last 3 buildings will complete the project. Hilton also explained that the 8 conditions are acceptable. Commissioner Winters asked if the building space is filled for this project. Hilton stated that they are, which is a complement to West Valley’s economy. Motion: Commissioner Winters moved for approval subject to the 8 staff conditions. 21 | P a g e  Commissioner Fuller seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Woodruff Yes Unanimous – C-25-2019 – Approved M-2-19 Landscaping Exception (Anaya’s Market) 4122 South 4000 West C-1 Zone (.76 acres) The applicant, Ensign Engineering, representing Anaya’s Market, is requesting an exception to the standards set forth in 7-10 of the West Valley City Code for Standards for Landscaping Along High Image Arterial Streets. The property is located at 4122 South 4000 West, is zoned C-1, neighborhood commercial and the West Valley City General Plan designates this area Neighborhood Commercial. The site is surrounded by C-1 zoning to the north and west and RM (residential multi-unit) to the south and east. In October of 2019, a building permit application was submitted for a façade remodel for Anaya’s Market. The estimated construction costs for this project total approximately $75,000. The property has frontage along 4100 South, which is listed as one of West Valley City’s High Image arterials. These frontages have specific landscaping requirements set forth in chapter 7-10 of the West Valley City Municipal Code. These requirements take effect when there is any substantial modification to an existing site or structure in which the estimated construction costs exceed $50,000. These standards require that a 20’ bermed landscaped area be constructed between the sidewalk and parking area with one tree every 30’. This property was originally developed in 1964. Due to the proximity to the intersection of 4100 South and 4000 West the site has been impacted over the years as the roadways have been widened and turn lanes have been added etc. Therefore, there is no landscaping provided along this frontage. Based off the width of the parking lot and the location of the building there is not adequate space to add the buffer. The Planning Commission can grant an exception to this requirement if the property owner can demonstrate that due to a “road widening, full compliance is not possible due to the location of existing Buildings or because compliance would necessitate elimination of improvements required by other ordinances which could not be relocated elsewhere on the site” (§7-10- 104(1)b). 22 | P a g e Therefore, due to the location of the building and the layout of the parking on site, the property owner is requesting an exception to the setback requirements. Although the site itself is lacking landscaping, West Valley City is currently working on a 4100 South project that will include reconstruction of the curb, gutter sidewalk and park strip for this site. Also, three trees will be added within the parkstrip along the frontage as part of this project. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. Landscaping along 4100 South may be reduced/eliminated per the approved site plan. 2. The site shall be properly maintained including but not limited to the parking lot which shall be maintained free of pot holes and parking lot striping shall be clearly visible. Continuance, to allow for the resolutions of any issues raised at the public hearing Discussion: Jody Knapp presented this application. Commissioner Fuller asked if the applicant had discussed an enclosure for the dumpster. Jody stated that there is going to be tenant turnover and that should facilitate the enclosure. Cameron, the applicant, then explained that the owner is going to repave the parking lot and is willing to add a dumpster enclosure. Commissioner Lovato was wondering about any type of protection for the landscaping and trees being added by the City. Commissioner Lovato explained that there is some potential for people to drive over the landscaping. Jody explained that the area is tight, however there is a sidewalk there to help prevent people from driving over the landscaped area. Motion: Commissioner Fuller moved for approval subject to the 8 staff conditions. Commissioner Winters seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Woodruff Yes 23 | P a g e  Unanimous – M-2-2019 – Approved There being no further business, the meeting adjourned at 5:15 p.m. Respectfully submitted, Kirsten Hunt Administrative Assistant Page 22 24 | P a g e