Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session October 5, 2011 The meeting was called to order at 3:33 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, Terri Mills, Phil Conder, Joe Garcia, and Barbara Thomas ABSENT: Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Jody Knapp, Ron Weibel, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Claire Gillmor, Assistant City Attorney OTHER: Hiram Bertoch, applicant for GPZ-2-2011 Planning Commission Study Session October 5, 2011 Page 2 GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-2-2011 PETITION BY HIRAM BERTOCH REQUESTING A ZONE CHANGE FROM 'A' (AGRICULTURE) TO 'C-1' (NEIGHBORHOOD COMMERCIAL) AND GENERAL PLAN CHANGE FROM MEDIUM DENSITY RESIDENTIAL TO NEIGHBORHOOD COMMERCIAL. THE PROPERTY IS LOCATED AT 6057 W 3500 S ON .75 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik explained that the intended future use for this property will be an office building. He indicated how parking would function and pointed out a large parking area to the southeast that is zoned commercial. This parking lot will be part of a shared parking agreement with the existing daycare business. Steve explained that the neighboring home to the east is not part of this rezone but will eventually be purchased and rezoned at a later date. This would make the entire corner from 6000 West along 3500 South commercial up to the home just west of this property which will remain residential. Steve explained that Mr. Bertoch, the applicant, will be using the business for his company called ‘Kids Know It Network’ which is an educational website for children. He added that Mr. Bertoch and other employees live in the neighborhood. Jack Matheson asked if the back property (where access to additional parking is) will be paved. Steve replied that it is but requires some maintenance. Brent Fuller asked if there is any guarantee that the home to the east will be purchased and changed to commercial at a later date. Mr. Bertoch stated that the property owner is his aunt and there has been verbal confirmation. He added that it will be officially worked out and written up as well. Mr. Bertoch indicated that he has been working with the daycare to move their playground so that the back area can be squared off a little better. Jack asked if a wall will need to be constructed. Steve replied yes and indicated that there will need to be a masonry wall where any parking is located. Brent Fuller stated that he felt a little concerned about rezoning this to ‘C-1’ because this proposal is just a very preliminary concept plan. He indicated that he wouldn’t want some other type of use coming to this location other than an office building. Steve indicated that the applicant is going for this zone only because there is more flexibility in setbacks and standards. ZONE CHANGE APPLICATION Z-6-2011 PETITION BY GEORGE CAREY REQUESTING A ZONE CHANGE FROM 'A' (AGRICULTURE) TO 'M' (MANUFACTURING). THE PROPERTY IS LOCATED AT 2471 S 7200 W ON .42 ACRES. (STAFF- LEE LOGSTON AT 801- 963-3531) Discussion: Steve Pastorik indicated that this property is still zoned ‘A’ even though everything surrounding it is zoned ‘M’. He stated that the applicant intends for a gas station/convenience store to be placed here eventually. Steve stated that there is a home on the neighboring property that crosses the property line so half the home is zoned ‘M’ while the other half is zoned ‘A’. He indicated that this happened under the County’s jurisdiction before the City incorporated. Barbara Thomas asked if a convenience store is allowed in the M zone. Steve replied that anything allowed in a commercial zone would be allowed in a manufacturing one. He explained that the reason for the ‘M’ zoning is simply to ensure that the property is zoned the same as everything else surrounding it and to accommodate the convenience store. Planning Commission Study Session October 5, 2011 Page 3 CONDITIONAL USE APPLICATIONS C-31-2010 PETITION BY BRENT HAGLOCH, REPRESENTING A GENTLE ANIMAL CENTER, REQUESTING A CONDITIONAL USE AMENDMENT FOR A VET CLINIC, PET GROOMING SERVICE, ANIMAL DAYCARE AND RETAIL PET SUPPLY STORE. THE PROPERTY IS LOCATED AT 4577 S 4000 W ON 1.03 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that the applicant originally had a clinic in West Valley City but he moved to West Jordan and is now coming back. She explained that the business will be broken up into four uses that include a vet clinic, a pet grooming service, an animal daycare, and a retail pet supply store. Jody indicated that there is plenty of parking available which is shared with Home Depot. She displayed a floor plan and explained where the different parts of the business will be located. Jody indicated that the building has been completely restored. She stated that the applicant will be using the vacant space in the Home Depot marquee as well as wall signage on the provided open spaces on the building. Jody explained that landscaping is already planted but a couple more trees will need to be installed and maintenance will need to be done to bring everything back up to code. She added that that there is a dumpster enclosure that will just need to be repaired and brought up to standard. C-32-2011 PETITION BY VERIZON WIRELESS REQUESTING CONDITIONAL USE APPROVAL TO MOUNT ANTENNAS ON THE ROOF OF THEIR CALL CENTER BUILDING IN THE LAKE PARK CORPORATE CENTER. THE PROPERTY IS LOCATED AT 2777 SOUTH CORPORATE PARK DR. ON 8.3 ACRES AND IS ZONED 'B/RP' (BUSINESS/RESEARCH PARK). (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Ron Weibel stated that Verizon wireless would like to place antennas on top of their call center. He indicated that approval will be for four separate antenna locations but only two will be installed at this time. Ron explained that there is a 2 foot parapet wall. The antennas are 10 feet in height and will be set back 10 feet from the edge of the roof so on a horizontal plane, the antennas will be 7 feet above the parapet wall. He stated that everything proposed is consistent with the ordinance. Terri Mills asked if the antennas could be set back further and still function well. Ron replied that he will find this out prior to the public hearing. Terri commented that this is a nice building and she would hate to see antennas in the corners. Ron stated that the ordinance allows the Planning Commission to require additional screening but sometimes this can be more visually obtrusive than just the antenna’s themselves. Terri Mills questioned whether the antennas could be painted white since this might be less noticeable. Ron stated that the color would be up to the Planning Commission. C-33-2011 PETITION BY DIAMOND RENTAL REQUESTING CONDITIONAL USE APPROVAL FOR A HOME IMPROVEMENT/EQUIPMENT RENTAL STORE. THIS BUSINESS WILL INVOLVE OUTSIDE STORAGE OF SOME EQUIPMENT. THE PROPERTY IS LOCATED AT 3752 WEST 4700 SOUTH ON 1.41 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- RON WEIBEL AT 801-963-3361) Planning Commission Study Session October 5, 2011 Page 4 Discussion: Ron Weibel explained that UDOT will be taking Diamond Rental’s existing site in Kearns so they would like to relocate in West Valley. Ron stated that this property was originally a gas station and has since been used as two different used car lots. He indicated that Diamond Rental has stated that they are a destination business rather an impulse one so the limited access won’t affect their operation. Diamond Rental has also stated that they are a dependable business that will bring stability to the property. Ron indicated that there will be a 6 foot masonry fence to the north and east to shield items being stored outside. He stated that with the elevation of Bangerter Highway, people will still be able to see but it likely won’t be visually intrusive. Ron explained that some trees will need to be planted and landscaping will need to be brought back into code. He added that there are existing monument sign cabinets that the applicant will use. Ron displayed an elevation for an existing site to show the colors that Diamond Rental typically uses. Joe Garcia asked if trees will detract visibility from the business. Terri stated that this is a destination business so landscaping would only improve the site. Brent Fuller asked if Diamond Rental caters to contractors. Ron replied that most of their customers are residential or small business owners. He added that some of their largest machines will be around the size of a bobcat. DISCUSSION C-18-2011 DISCUSSION REGARDING LANDSCAPING FOR THE KILGORE SHOP BUILDING. THE PROPERTY IS LOCATED AT 6651 W 5400 S AND IS ZONED 'M' (MANUFACTURING). (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Ron Weibel explained how the proposed landscaping is designed. He stated that there is formal landscaping at the entrance and on the side of the property further east. There will be trees and native seed mix and grasses on the berm further to the west. Steve Pastorik stated that this matches what Hexcel is doing across 5400 South and this will provide a combination of formal landscaping and landscaping that is easier to maintain for the applicant. Barbara Thomas asked if there is a waterline that will ensure everything is kept alive. Ron replied there will be a water line for the formal landscaping around the entrance. Jack Matheson asked if there is a landscape bond being posted. Ron replied no. There being no further business, the meeting was adjourned at 4:25 p.m. Respectfully submitted ________________________ Nichole Camac, Administrative Assistant