Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session August 17, 2011 The meeting was called to order at 3:42 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, and Barbara Thomas ABSENT: Terri Mills and Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Jody Knapp, Ron Weibel, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: N/A Planning Commission Study Session August 17, 2011 Page 2 GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-1-2011 PETITION BY LELAND POWELL REQUESTING A ZONE CHANGE FROM 'A' (AGRICULTURE) TO 'C-2' (GENERAL COMMERCIAL) AND A GENERAL PLAN CHANGE FROM MEDIUM DENSITY RESIDENTIAL TO GENERAL COMMERCIAL. THE PROPERTY IS LOCATED 5628 W PARKWAY BLVD. ON 1 ACRE. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik explained that this property and the two neighboring ones to the west were originally proposed to be condos but a previous applicant withdrew that application. Steve indicated where the Mountain View Corridor will run in relation to this property. He also stated that since the Harkers Landing townhome development will be contained to the north, and the property is relatively small for townhomes by itself, it would be tough to do medium density residential on this parcel. Steve stated that the applicant is proposing a ‘C-2’ zone where he would like to open a dentist office and maintain room to the north for a future office building. He explained that the property is being designed so that access can be granted to neighboring parcels to the west in the future. Phil Conder asked what other types of businesses are allowed in ‘C-2’ zones. Steve replied that there is a long list that includes retail, banks, offices, convenience stores, automotive, etc. Jack Matheson commented that dental offices are allowed in ‘RB’ zones. Steve agreed and stated that the applicant wanted to keep his options open. He stated that the type of uses can be limited through a development agreement or the Planning Commission can suggest a less intense zone such as ‘RB’ or ‘C-1’. He stated that a dental office is allowed in both but not automotive use. Barbara Thomas asked what the difference between an ‘RB’ and ‘C-1’ zone is and asked if a residential business building must look like a home. Steve replied that ‘RB’ allows for businesses that have 9am-5pm type hours and explained that the buildings can still look commercial. He stated that ‘C-1’ allows for businesses that can be open later hours, such as convenience stores. Phil Conder stated that he feels ‘RB’ makes sense for the property now and if commercial develops to the west the zoning can always be changed. Staff and the Planning Commission discussed the pros and cons of the ‘RB’ zone, the ‘C-1’ zone, and the ‘C-2’ zone. ZONE CHANGE APPLICATIONS Z-2-2011 PETITION BY WEST VALLEY CITY REQUESTING A ZONE CHANGE FROM 'R-1-6' (SINGLE FAMILY RESIDENTIAL MINIMUM LOT SIZE 6,000 SQUARE FEET) TO 'C-2' (GENERAL COMMERCIAL). THE PROPERTY IS LOCATED AT APPROXIMATELY 1666 WHITLOCK AVE (PROPERTY IS ACCESSED FROM REDWOOD ROAD) ON .11 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik explained that the vacation of Parkway Ave is also on this agenda. He stated that the north portion of the street was vacated but the south remained a public right of way, even though there are existing parking spaces at this location. The neighboring property owner uses this right of way to access the rear of their property. Steve indicated that this application would rezone the southern half of Parkway Ave to ‘C-2’ to provide consistency in the area. Barbara Thomas asked if the neighboring property owner will still be able to access the back of her property. Steve replied that the way this parcel is being designed will allow the applicant the ability to provide a gate for the property owner. Planning Commission Study Session August 17, 2011 Page 3 Z-3-2011 PETITION BY WILLIAM JOHNSON REQUESTING A ZONE CHANGE FROM 'A' (AGRICULTURAL) TO 'R-1-8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET). THE PROPERTY IS LOCATED AT 4070 SOUTH MONTAIA DRIVE (2805 WEST) ON .21 ACRES. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the applicant wanted to build a sun room addition on his home and was unable to do so since the agricultural zone requires a 30 foot setback. Steve indicated that he does have a 20 foot setback and this would meet the requirements of the ‘R-1-8’ zone. This property, or any of the surrounding properties, isn’t used for animals so it would make sense to change the zoning to residential. He added that property doesn’t meet the half acre requirement of the agricultural zone either. SUBDIVISION APPLICATION SV-2-2011 PETITION BY KEN MENLOVE REQUESTING CONSIDERATION TO VACATE HALF OF PARKWAY AVENUE LOCATED AT APPROXIMATELY 2455 S REDWOOD ROAD AND THE ADJOINING 16- FOOT ALLEY LOCATED AT APPROXIMATELY 1666 WEST BETWEEN WHITLOCK AVENUE AND PARKWAY AVENUE. THE REQUEST TO VACATE THESE RIGHTS-OF-WAY IS IN ANTICIPATION OF FUTURE COMMERCIAL DEVELOPMENT. THE PROPERTY IS ZONED R-1-6 AND C- 2. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that this application is to vacate a 16 foot alley that extended to Whitlock as well as the remainder of Parkway Ave. Steve stated that neither of these streets were ever formally improved. In 1985, however, a portion of Parkway Ave was vacated. Staff is unsure how the north half was vacated but not the south half. Steve indicated that the street is not used by the general public with the exception of Mildred Carter, the property owner to the east. She uses this right of way to access the rear of her property. An application was submitted in 2006 to vacate this street but since the plans for the site didn’t allow Mrs. Carter access, the vacation was denied. Mr. Menlove, the current applicant, will provide a gated access that will allow Mrs. Carter the ability to enter her rear property. Steve indicated that the agreement should be made between the applicant and the property owner prior to the City Council meeting. CONDITIONAL USE APPLICATIONS 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 new site plan and explained that this development will basically be a flipped and mirrored version of the development just to the east. Jody indicated that she still needs more information, including landscaping plans. She indicated that UDOT will only allow access to the site if it is designed a certain way and Jody stated that the access indicated in the site plan could be problematic and inefficient at maintaining traffic. Jody stated that the applicant Planning Commission Study Session August 17, 2011 Page 4 must meet the 3500 South streetscape standards as well as the commercial design standards for the building. She explained that there will need to be additional landscaping toward the rear of the property since it borders on a residential zone. Jody stated that she isn’t sure if the parallel parking will work in the back or the parking lot on the east side of the development since there is an elevation change at this location. Since the applicant is barely meeting parking requirements, some adjustments may need to be made. She added that the dumpster is likely not shown in the correct location on the plans and she will need more information on the enclosure. Jack Matheson stated that he feels the driveway will not work and be effective for two way traffic. Jody stated that the elevations provided showing what will face 3500 south will not work because they do not meet the commercial design standards. Joe Garcia requested that staff provide pictures of the site. He stated that he doesn’t want to approve something just because it’s better than what is there now. He stated that something great should be proposed because this is an important part of the City. Barbara Thomas stated that she doesn’t feel this application is complete and shouldn’t be heard by the Planning Commission. C-27-2011 PETITION BY EDUARDO PAREDES, REPRESENTING COSMOPOLITAN TRAVEL, REQUESTING CONDITIONAL USE APPROVAL FOR A TITLE LOANS AND PAWN SHOP. THE PROPERTY IS LOCATED AT 3572 S REDWOOD ROAD ON 1.14 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that this is an existing store that already does several different types of business including translation, money transfers, travel arrangements, etc. She stated that they want to add car title loans and pawn shop to the list of services they offer. Jody stated that with the car title loans no vehicles will be allowed on site. The applicant is aware of this and has indicated cars will be located at a site in Orem. Jody stated that because pawn shops often create crime problems, among other issues, there is a $1700 charge for business licenses each year. The applicant was not aware of this and likely will not operate or get a license for the pawn shop until next year. He wanted to keep that on this conditional use to keep his options open. Jody stated that she couldn’t find a building permit for the signs so the applicant will either need to show her the permit or apply for one. She added that window signage will need to meet the requirements of the ordinance. Barbara Thomas asked if this space is large enough to hold that many businesses and a pawn shop as well. Jody replied that it is small so the pawn shop won’t be very big. Joe Garcia commented that he feels there are too many pawn shops in this building and asked if there are spacing requirements between types of businesses. Jody replied no and added that legally they are allowed to do this. Jack Matheson stated that pawn shop items always seem to wind up outside on the sidewalks. C-28-2011 PETITION BY HOLIDAY OIL AND IMPACT SIGNS REQUESTING CONDITIONAL USE APPROVAL FOR BONUS SIGN CRITERIA FOR TWO MONUMENTS SIGNS. THE PROPERTY IS LOCATED AT 3219 W 4100 S ON .42 ACRES AND IS ZONED 'C-1' (NEIGHBORHOOD COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp indicated that the applicant is proposing two Chevron Planning Commission Study Session August 17, 2011 Page 5 monument signs that will be replacing an existing Texaco pole sign. She stated that it is a relatively small monument sign and the applicant is asking for a 9 inch increase in height using the bonus sign criteria. She explained that there will be a two foot tall planter containing landscaping around each sign. Jody stated that the sign is standard for all Chevron’s and the only reason they need the bonus criteria is because the City requires a 1 foot masonry base. Barbara Thomas stated that she feels the sign is too tall. Jody replied that the elevations are misleading and indicated that the sign really isn’t as tall as it looks. Joe Garcia stated that he feels having two signs is unnecessary. Barbara agreed and asked if there are spacing requirements between signs. Jody replied yes and stated that it’s typically one hundred feet but there is nowhere else the sign could be effectively placed on this site. Jody stated that the applicant added two black strips to the sign to count as an architectural characteristic but staff may suggest that the columns be brick to match the base or the planters. Staff and the Planning Commission discussed different ways the sign could be made smaller. Jody stated that the elevations are misleading and she will request ones that better show the size. C-29-2011 PETITION BY ROSA MARMOLEJO REQUESTING A CONDITIONAL USE AMENDMENT FOR AN AUTO BODY SHOP. THE PROPERTY IS LOCATED AT 3650 W 2150 S ON .43 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Ron Weibel explained that the applicant would like to open an auto body shop. He stated that landscaping will need to be repaired and maintained as part of this conditional use and the parking lot will need to be restriped. Ron explained that before the storage lot can be used it will need to be hard-surfaced and have a grading and drainage plan approved by Public Works. Joe Garcia asked if the storage lot needs to be hard-surfaced to prevent chemicals from leaking into the soil. Ron replied that is part of the reason and added that it’s also required in the ordinance. Brent Fuller asked if this is a one tenant building. Ron replied yes. Brent asked if there is one overhead door and Ron indicated that there are two. Ron stated that the Planning Commission can also allow stalls in the outer area of the parking lot to be used for storage of vehicles being worked on. He stated that the applicant will need to meet all requirements of the Fire Department and State agencies that govern paint booth, etc. Joe Garcia asked if there is a time frame for when the storage lot needs to be hard-surfaced. Ron replied there is no time limit but it must be done before any vehicles are stored on the lot. Brent asked if there is a storm drain in the street. Jack Matheson replied yes. There being no further business, the meeting was adjourned at 5:16 p.m. Respectfully submitted, __________________________________ Nichole Camac, Administrative Assistant