Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session November 3, 2010 The meeting was called to order at 3:38 p.m. by Chairman Brent Fuller at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Brent Fuller, Jack Matheson, Phil Conder, Joe Garcia, Barbara Thomas, and Imaan Bilic ABSENT: Terri Mills WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Jody Knapp, Ron Weibel, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Claire Gillmor, Assistant City Attorney Planning Commission Study Session November 3, 2010 Page 2 SUBDIVISION APPLICATION SNC-1-2010 PETITION BY BART WARNER, REPRESENTING THE WARNER TRUCK CENTER, REQUESTING A STREET NAME CHANGE IN THE WEST VALLEY CITY TRUCK CENTER SUBDIVISION. THE APPLICANT IS PROPOSING TO CHANGE THE EXISTING STREET NAME OF HEBE COURT TO LAMPERT LANE. THE LOCATION OF THIS STREET IS 2305 SOUTH 5370 WEST. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that a subdivision was approved in 2001 for the entire area. A cul-de-sac was installed with a street called Hebe Court. Jim Hebe was the owner of Freightliner (the company in the area) and he has since had a falling out, leaving the company with substantial loss. The company would like to rename the plat to Lampert Lane after the new owner. Steve added that there are no problems with property owners in the area since Freightliner owns everything there. Jack Matheson asked if the term “lane” can be used for a cul-de-sac. Steve replied yes. CONDITIONAL USE APPLICATIONS C-28-2010 PETITION BY CITY SMOKE SHOP REQUESTING A CONDITIONAL USE AMENDMENT FOR A CONVENIENCE STORE. THE PROPERTY IS LOCATED AT 2987 W 3500 S UNIT A ON 1 ACRE AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp explained that beer sales are permitted uses in this zone but since the applicant will now be selling multiple items, it becomes a convenience store which is a conditional use. Jody listed the types of items that will be sold in this smoke shop. Barbara Thomas asked if the square footage is less than 5,000 feet. Jody replied yes. Jack Matheson asked if spice is sold at this store. Jody replied that she was unsure but added that it would be legal for it to be sold here. Phil Conder asked what issues staff sees as items that need to be mitigated. Jody replied that staff struggled with calling this a conditional use but came to the determination because a convenience store is the closest definition in the City’s Ordinances. She stated that the hours of operation are 8 am to 9 pm, 7 days a week. Brent Fuller asked about parking. Jody replied that the site has always been retail so the parking still works. Staff and the Planning Commission discussed where the City Center Zone is in relation to this property. C-29-2010 PETITION BY DOUG HOLLADAY REQUESTING CONDITIONAL USE APPROVAL FOR A BUILDING ADDITION FOR AMERICAN VEHICLE SALES. THE PROPERTY IS LOCATED AT 3660 S REDWOOD ROAD ON 1.59 ACRES IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp indicated where the addition to the existing building would be located. She stated that the addition will have garage doors and will be a two tone stucco color which will also be added to the existing building to match. She indicated that the applicant is requesting this building addition to protect more expensive cars from being vandalized at night and to store boats and jet skis that may be sold next summer. Jody stated that there is no permanent or solid masonry fence but this would be difficult to require in this application because of the cost. She added that the new addition will help buffer lights from the neighboring residence but indicated that more requirements can be added to ensure lighting does not interfere with the residential homes. Harold Woodruff asked if the addition needs to meet architectural standards. Jody replied no because there is not enough of an increase. Jody explained that there are 22 flag poles that are spaced 13 feet apart that the applicant would like to keep. Ron Weibel stated that the poles were originally constructed for American flags. Jody stated that there is also a masonry sign and the Planning Commission Study Session November 3, 2010 Page 3 base will match the stucco on the building. Barbara Thomas asked if the addition is used as an office. Jody replied yes. Joe Garcia asked if there are any vehicle repairs done on site and if something needs to be done to ensure proper disposal of oil, gas, and other fluids. Jody indicated that they shouldn’t be doing any repairs and this can be added as a requirement. C-30-2010 PETITION BY CHOW TIME RESTARAUNT REQUESTING CONDITIONAL USE APPROVAL FOR A RESTAURANT. THE PROPERTY IS LOCATED AT 2819 S 5600 W ON 2.36 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Ron Weibel indicated that this will be a buffet type restaurant. He stated that the site is vacant right now and added that a pad site on 5600 West has been left to meet the minimum 30% building frontage requirement. Ron displayed the elevations for the building and stated that it does meet standards. He explained that the roof will be slightly different and the applicant will provide that for the hearing. Ron stated that the rear of the building is similar to what has been done on the Buffet City building. Ron stated that there is a serving line with Chinese food, a BBQ station, soul food, fried food, home cooking, grill, soup, dessert, and bakery. Jack Matheson asked if this has been reviewed by the Highbury Committee. Ron replied yes. Barbara Thomas stated that she believes pulling the buildings closer to the road would look more favorable and would be less impactful on the neighboring residences. Ron replied that the building location was approved in an overall site plan by the Planning Commission. It is required that each individual building come back to the Planning Commission prior to construction. He added that parking in the back may be more impactful on residences than the building. Phil Conder stated that having the bigger buildings in front would cause visibility problems for the smaller buildings. Steve Pastorik stated that if the Planning Commission felt that buildings should be closer to the road, it would probably be best to change the ordinance rather than pick and choose different sites. Jack Matheson stated that the Highbury Committee approves and the building meets the City’s standards as well. DISCUSSION ITEMS DISCUSSION DISCUSSION REGARDING FENCING FOR COUNTRY SQUARE LOCATED AT 1980 W 3500 S. (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp presented the proposed wall material. She stated that it is a non- porous polycarbonate plastic. She indicated that the material doesn’t show any type of halo effect, doesn’t fade, and graffiti can be easily removed. Jody explained that the fence is reinforced by a steel pole on the sides, top, and bottom and there is a lifetime guarantee that ensures if anything happens to the fence, it will be replaced. She indicated that this product is being used in the Green Briar subdivision in the City. She also explained that it is more expensive than trex but less expensive than masonry. Jody stated that the fence is two sided and while masonry blocks sound at 100%, this fence blocks it at 98%. Jody displayed a 3 minute video that depicted the various qualities of the fence. The Planning Commission liked the idea and agreed to allow the applicant the ability to put it back on the agenda. There being no further business, the meeting was adjourned at 4:51 p.m. Respectfully submitted, _________________________________ Nichole Camac, Administrative Assistant