Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session June 1, 2011 The meeting was called to order at 3:38 p.m. by Vice- Chairman Phil Conder at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Jack Matheson, Phil Conder, Joe Garcia, Barbara Thomas, and Imaan Bilic ABSENT: Harold Woodruff, Brent Fuller, and Terri Mills WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Jody Knapp, Ron Weibel, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Claire Gillmor, Assistant City Attorney Planning Commission Study Session June 1, 2011 Page 2 ZONE TEXT APPLICATION ZT-1-2011 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT CHANGE FOR SEPARATION STANDARDS FOR ACCESSORY STRUCTURES. (STAFF- JODY KNAPP AT 801-963-3497) (CONTINUED FROM THE MAY 25, 2011 PUBLIC HEARING) Discussion: Jody Knapp explained that when separation standards for accessory structures changed from 6 feet to 3 feet, people began coming up with creative ways to circumvent the intent of the ordinance. She stated that separation is measured from wall to post but since this is not clear in the ordinance, eaves and overhangs have overlapped in some cases. Jody stated that this change will simply clarify that no portion of the accessory building can be built closer than 3 feet to any portion of the principal building. Jody explained the difference between an attached structure (such as a carport) and an accessory building (such as a shed). Phil Conder clarified that the reason this is important to staff is to ensure that entire properties are not covered and to allow green space in rear yards. Staff and the Planning Commission briefly discussed different ways to correct this problem and whether or not it is a concern. CONDITIONAL USE APPLICATION C-13-2011 PETITION BY MOUNTAZAR ALTALIBI REQUESTING A CONDITIONAL USE AMENDMENT FOR A TOKEN TYME SMOKE SHOP. THE PROPERTY IS LOCATED AT 2101 W 3500 S ON .65 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3297) Discussion: Jody Knapp explained that if any merchandise is sold other than tobacco products at a smoke shop it becomes a convenience store which is a conditional use. She explained that the applicant will be installing a couple of soda fridges. Barbara Thomas asked how much signage can be displayed in windows. Jody replied that windows can’t contain more than 50% signage. She added that the applicant will need to get a building permit for any existing signage on the building as well. C-14-2011 PETITION BY KENT HATCH REQUESTING A CONDITIONAL USE AMENDMENT FOR AUTO SALES. THE PROPERTY IS LOCATED AT 1433 W 3500 S ON .42 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody explained that this site was previously used as an auto lube center and the applicant would now like sell cars. She explained that no more than 6 cars will be up for sale at a time and no car washing will be done on site. She stated that the front portion of the building will be the office and indicated where customer, employee, and display parking would be located. She stated that there is a landscaped area but the applicant will need to install some street trees. C-15-2011 PETITION BY C. R. ENGLAND TRUCKING CO. REQUESTING CONDITIONAL USE APPROVAL FOR A NEW EMPLOYEE PARKING LOT OF APPROXIMATELY 3 ACRES. THE PROPERTY IS LOCATED AT Planning Commission Study Session June 1, 2011 Page 3 4609 W. 2100 S. ON 3 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Ron Weibel explained that the applicant would like to create a driver’s parking lot because the current lot has security issues. He stated that it will be an asphalt lot with 300 stalls. Phil Conder asked why this is a conditional use. Ron replied that trucking companies are a conditional use and with the way the ordinance is worded, this has to return to the Planning Commission and cannot be done as a minor amendment. Ron explained that the landscaping will all be located on the west and east perimeter of the lot, not in the interior. Phil Conder asked if there is a barrier between the golf course and this lot. Ron replied that there is a large berm and added that a fence would not be required unless the applicant wants to do one. C-16-2011 PETITION BY MIKE EAMES, REPRESENTING MR. MONEY, REQUESTING CONDITIONAL USE APPROVAL FOR A CHECK CASHING BUSINESS RELOCATION. THE PROPERTY IS LOCATED AT 4371 W 3500 S ON .4 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that there is a moratorium on new check cashing businesses in the City. She indicated that the applicant will be buying out an existing business, closing down the current location, and moving it to this new site. Jody stated that the building is plain but indicated that there is a large paved parking lot. She explained that the applicant is working with YESCO to figure out signage but added that they will need to meet all the minimum requirements. Jody stated that if the Planning Commission wishes, staff can include a requirement that the large sign base on the site be removed or utilized. The applicant has stated that payday lending is the only service they will offer. There will be no pawn or car title loans. Jack Matheson requested that the staff report specify that there be no on-site storage. C-17-2011 PETITION BY UT NGUYEN REQUESTING CONDITIONAL USE APPROVAL FOR A SHOPPING CENTER. THE PROPERTY IS LOCATED AT 1920 W 3500 S ON 1.19 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp displayed the site plan and elevations for the proposed shopping center. She indicated that the applicant will also be doing the 3500 streetscape and will have sidewalks as well as landscaping. Barbara Thomas asked if there are tenants interested in the project yet. Jody replied that she believes so and added that tenants from the neighboring site may move here as well. Imaan Bilic asked if there is enough parking. Jody replied that all the buildings must be used as retail, no restaurants, to meet parking requirements. Joe Garcia asked if the existing structures will be demolished. Jody replied yes. Jody stated that the previous use on this land was harsh so environmental studies have been done and these will be reviewed by the proper sources before anything is constructed. Phil Conder stated that the applicant has done other developments and always seems to do a good job. C-18-2011 PETITION BY HUGHES GENERAL CONTRACTORS, REPRESENTING KILGORE COMPANIES, LLC., REQUESTING CONDITIONAL USE Planning Commission Study Session June 1, 2011 Page 4 APPROVAL TO BUILD A SHOP BUILDING OF APPROXIMATELY 31,500 SQUARE FEET. THIS BUILDING WOULD BE FOR REPAIR AND MAINTENANCE OF THE EQUIPMENT USED IN THE EXCAVATION, ASPHALT AND CONCRETE BUSINESS AT THIS SITE. THE PROPERTY IS LOCATED AT 6651 W 5400 S ON 4.38 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Ron Weibel displayed where the shop building will be located on the property and stated that it is a standard building in the area as far as elevations go. Barbara Thomas stated that she feels the site needs more and improved landscaping. She asked whether there will be any paved areas around the building for parking. Ron replied that most items being repaired will be Kilgore’s own equipment but added that there will be a paved apron around the building. Ron stated that Public Works is reviewing the site for drainage. There is a retention pond but no storm water system. Steve Pastorik commented that this area is part of an EDA. Hexcel will be incorporating some landscaping so staff and the Planning Commission could request that the applicant match this. Barbara stated that this is an important piece of property with the Mountain View Corridor interchange being proposed near this location. She stated that the area needs to be improved in anticipation of this. There being no further business, the meeting was adjourned at 4:35 p.m. Respectfully submitted, __________________________________ Nichole Camac, Administrative Assistant