Planning Commission Regular Meeting

WEST VALLEY CITY PLANNING COMMISSION MINUTES OCTOBER 12, 2022 The meeting was called to order at 4:00 p.m. by Vice Chair Lovato in the City Council Chambers at West Valley City Hall 3600 Constitution Boulevard, West Valley City, UT 84119, and using Zoom at https://us06web.zoom.us/j/88955119737. WEST VALLEY CITY PLANNING COMMISSION MEMBERS David McEwen, Brent Fuller, Mathew Lovato, Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff ABSENT WEST VALLEY CITY PLANNING DIVISION STAFF Steve Lehman, Brock Anderson, Jody Knapp, and Kirsten Hunt WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill, Deputy City Attorney AUDIENCE There were 7 people in the audience GP-2-2022 West Valley City Amend the Major Street Plan to extend Lester Street (5700 West) as a 66’ right-of-way north of 2400 South, add 7200 West as an 80’ right-of-way between 2100 South and SR- 201, and extend 5900 West as a 66’ right-of-way between Beagley Road (2540 South) and Parkway Blvd. (2700 South) At the request of the West Valley City Public Works Department, Planning and Zoning staff is requesting an amendment to the West Valley City General Plan to update the City’s Major Street Plan to 1) extend Lester Street (5700 West) as a 66’ right-of-way north of 2400 South, 2) add 7200 West as an 80’ right-of-way between 2100 South and SR-201, and 3) extend 5900 West as a 66’ right-of-way between Beagley Road (2540 South) and Parkway Blvd. (2700 South). The Major Street Plan defines street alignments and right-of-way widths for existing and proposed major streets within the City and is referenced several times in the City’s Zoning Ordinance. The Plan is used to:  determine building setbacks along major streets that have yet to be widened;  identify streets needing right-of-way dedication as part of a subdivision; and  clarify certain land use regulations relating to: o greenhouses and garden centers, o RM (Multiple Unit Dwelling Residential) zone eligibility criteria, o shared parking, o tobacco oriented businesses, and o walls for double frontage lots. The justification for these three Major Street Plan changes is described below. Lester Street (5700 West) With the relatively new signalized intersection at 2400 South and 5600 West, the proposed extension of Lester Street will serve as a frontage road to 5600 West, improving access for properties between the Mountain View Corridor and 5600 West. 7200 West The Wasatch Front Regional Council’s Regional Transportation Plan (RTP) includes 7200 West between SR-201 and 1400 North (which is north of I-80) as a 5-lane facility. The RTP also includes an extension of 7200 West between 1400 North and 700 North as a 3-lane facility. In West Valley, the section of 7200 West between SR-201 and 2100 South is currently striped as 2 lanes with varying right-of-way widths. 5900 West With the completion of the Mountain View Corridor and the south bound ramp at Parkway Blvd., truck traffic from industrial areas north of the Riter Canal could access southbound Mountain View Corridor by traveling south of 6400 West and then east along Parkway Blvd., which would impact a largely residential area. Extending 5900 West to Parkway Blvd. would create a direct connection for truck traffic to Mountain View Corridor along Beagley Road (2540 South). This connection would discourage truck traffic from using Parkway Blvd. Staff Alternatives: 1. Approval of the General Plan change. 2. Continuance, for reasons determined during the public hearing. 3. Denial. Discussion: Steve Pastorik presented the application. David Drake, attorney for D Hanson Auto Wrecking addressed the Commission. He noted that his client’s business is located at 2372 Lester Street. He asked if this proposal would take sixteen feet of property from either side of Lester Street. Steve said he does not have the exact dimensions but will find out from our Public Works Department. Mr. Drake explained that if he is correct in his assumption, D Hanson Auto Wrecking would no longer exist. He explained that his client’s business has been operating from this location for forty-plus years, and there would not be enough land left for them to operate. Mr. Drake pointed out that approximately ten years ago, Lester Street was paved costing D Hanson Auto Wrecking about one hundred thousand dollars and now the government is wanting to take their land resulting in the loss of their business. Mr. Drake stated that his client is entitled to just compensation. Mr. Drake asked where he could attain a copy of the Master Street Plan. Steve said the City’s General Plan and Master Street Plan could be found on our website. Mr. Drake asked if the Commission would consider written comments received after this meeting. Steve said if the Commission decides to continue this application, they could consider additional information before the next meeting. Steve explained the process after this meeting and stated that construction would be years out. Scott Charlier stated that he is co-council for D Hanson Auto Wrecking and wanted to introduce himself to the Commission for future communication. Steve noted that the City Engineer is out of town at the moment so, if the Commission would like to continue this item, he could be invited to the next meeting. Commissioner Winters feels it would be a good idea to hear from the City Engineer prior to voting on this proposal. Motion: Commissioner Winters motioned to continue GP-2-2022 to the October 26, 2022 public hearing. Commissioner Lovato seconded the motion.  Vote: Chairperson Fuller Yes Commissioner Winters Yes Commissioner Woodruff Yes Commissioner Wood Yes Commissioner Lovato Yes Commissioner McEwen Yes Commissioner Porter Yes Unanimously – GP-2-2022 - Continued CA-4-2022 Valley Collision Outside Storage 2738 S Constitution Blvd M Zone (1.74 acres) Valley Collision, located at 2738 S Constitution Blvd, is requesting conditional use approval for outside storage of vehicles on the property. The property is zoned M, Manufacturing, and the West Valley City General Plan designates this area as light manufacturing. Zoning to the north is M, zoning to the west and south is R-1-8, and zoning to the east is RMH, residential mobile home. Adjacent land uses include light industrial businesses to the north, a Rocky Mountain Power corridor to the west and south, and a mobile home park to the east. This application was continued from the September 14, 2022 Hearing at the request of the applicant. The applicant wanted more time to address parking on the site. Valley Collision recently started to operate from the subject property. They are an autobody repair and painting business. There was a business previously on the property that also did collision repair, C-46- 1997, but that approval did not allow for any outside storage on the property. There is one area on the north side of the building that was approved for the storage of vehicles during the day, but the conditional use approval did not allow outside storage. The applicant would like to use this area to the north, as well as a large portion of the existing parking lot on the south end for vehicle storage. Per 7-7-119, outside storage areas are to be screened from public view. The applicant has installed a chain link fence with slats along the southern area of the existing parking lot that they would like to use for storage. The area on the north side of the building was previously fenced with chain link and slats. All areas of the site where vehicle storage will occur was previously paved with asphalt. The property has frontage on Constitution Blvd, one of the City’s high image arterial streets. The site currently has the 20’ required landscaped setback along the frontage and street trees. Some additional trees were also recently planted as part of a business license review of the property. All landscaped areas shall be maintained. The original conditional use approval for the site required 40 parking stalls for one building, and an additional building was to be built later. A site plan included with that original approval showed both buildings and indicated there would be 59 total parking stalls on the site. There are currently 48 parking stalls. With the two outside storage areas proposed on the property, 22 customer and employee parking stalls will remain. The applicant has indicated that in the building there is 2,000 sq. ft. of office, 4,000 sq. ft. of storage, and 14,000 sf of production space, which includes 12 auto body bays and 6 paint bays. He also indicated that the highest employment shift currently has 10 employees, but 15 or 16 employees would be ideal. There are 4 employees that work from the office area in the building. The applicant also said that they typically have up to three customers on the site at one time to drop off or pick-up vehicles. West Valley City code requires 3 customer and employee parking spaces for each service bay. The parking code requirement is also 1 stall per 250 sq. ft. of office area and 1 stall per 2,000 sq. ft. of storage. Based on the City code, the building square footage, and number of service bays in the building, the parking requirement for the site is 64 parking stalls. For reference, staff has provided parking numbers for similar auto-related uses from ITE’s Parking Generation Manual. In parentheses staff added what the parking requirement for the auto service use would look like for each scenario:  Tire Store: 2.85 stalls/1,000 SF Monday – Friday and 4.17 stalls/1,000 SF on Saturday (39 stalls)  Quick Lubrication Vehicle Shop: 5.07 stalls/1,000 SF Monday – Friday (70 stalls)  Auto Parts and Service Center: 1.69 stalls/1,000 SF Monday – Friday and 1.07 stalls/1,000 SF on Saturday (23 stalls) Going from 64 stalls to 22 would be quite a reduction from what is required in the City Code, however, business operations are different than a traditional auto service or quick lube shop, so it does seem reasonable that some relief from the standard WVC code requirements be allowed. Since their original application submittal, the applicant has revisited their proposal and is willing to set aside 13 parking stalls within the fenced-in storage area for employee parking. They were also proposing to stack two rows of cars behind these parking spaces during the day for a staging area. The Fire Department visited the site, and they will permit one row of cars stacked behind these stalls, which would still allow for fire truck access. With these 13 stalls, and the 22 additional stalls outside of the storage areas, there will be 35 stalls available on the property for customer and employee parking. All access driveways need to remain clear and open, as well as all drive aisles outside of the storage areas. Staff has listed three different parking scenarios in the staff alternatives. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. All outside storage areas shall be screened from public view using chain link fencing with slats and shall be paved with asphalt or concrete. 2. Parking on the property shall meet one of the following requirements:  a. All 7-9 requirements shall be met, which includes providing enough parking for 3 stalls per service bay, 1 stall per 250 sq. ft. of office space, and 1 stall per 2,000 sq. ft. of storage space. In the current proposal there are 18 service bays, but some of these service bays could be removed from the building, which would reduce the total amount of parking required. b. Parking on the property can be reduced from the requirements of 7-9, but there shall be at least 36 customer and employee parking stalls provided on the property, or 2 stalls per service bay. No additional stalls shall be required for the office and storage areas of the building. c. Parking on the property can be reduced from the requirements of 7-9. A minimum of 22 customer and employee parking stalls shall be provided on the property, outside of the vehicle storage areas. 13 additional employee parking stalls shall be provided within the vehicle storage areas provided that only one row of vehicles be allowed to be stored parallel to the curb behind the 13 employee parking stalls. 3. There shall be no parking in vehicle maneuvering areas outside of the vehicle storage areas. 4. There shall be no parking in access driveways. 5. There shall be no automobile repair work done outside. 6. Landscaping on the property shall be maintained. 7. All requirements of any affected department or agency must be met, including but not limited to Granger Hunter Improvement District, WVC Public Works, WVC Building Inspections and WVC Fire Department. 8. Subject to review upon valid complaint. Continuance, for reasons determined during the public hearing. Discussion: Brock Anderson presented the application. Dan Spirgen and Sean Barberio, the applicants, said that they are looking to provide overnight, secure parking for their customers. Mr. Spirgen stated that keeping his property well maintained is good for business and for the neighborhood. He noted that they have thirty-five parking stalls available currently, just shy of staff alternative #2 b. Sean Barberio explained that their business does not require customers to wait for their cars to be serviced. He stated that most of their customers have appointments scheduled to drop their vehicles off and staff has their paperwork ready for them. He said the customer would be at their business for ten to fifteen minutes. Mr. Barberio noted that it typically takes a few hours each day to move the vehicles inside at night and back outside in the morning, which is what they are required to do currently. Dan pointed out that when the cars are moved inside, they take up service space, impacting the time they can work on the vehicles. Mr. Spirgen requested the Commission approve staff alternative #2 option c.  Commissioner Winters asked the applicants if they would have any issues complying with the seven other alternatives. Mr. Barberio said that would not be a problem. Mr. Barberio noted that the on-street parking is from the adjacent mobile-home park. Motion: Commissioner Woodruff motioned to approve CA-4-2022 subject to the eight staff alternatives with option c for the second alternative. Commissioner Winter seconded the motion. Vote: Chairperson Fuller Yes Commissioner Winters Yes Commissioner Woodruff Yes Commissioner Wood Yes Commissioner Lovato Yes Commissioner McEwen Yes Commissioner Porter Yes Unanimously – CA-4-2022 – Approved PLANNING COMMISSION BUSINESS Approval of Minutes from August 17, 2022 Study Meeting Approval of Minutes from August 24, 2022 Regular Meeting Motion: Commissioner Wood motioned to approve the minutes from August 17, 2022 and August 24, 2022. Commissioner McEwen seconded the motion. Vote: Chairperson Fuller Yes Commissioner Winters Yes Commissioner Woodruff Yes Commissioner Wood Yes Commissioner Lovato Yes Commissioner McEwen Yes Commissioner Porter Yes Unanimously – Meeting Minutes – Approved There being no further business, the meeting adjourned at 4:40 pm. Respectfully submitted, Kirsten Hunt, Administrative Assistant