Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session December 7, 2011 The meeting was called to order at 3:40 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 Imaan Bilic ABSENT: Barbara Thomas WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Lee Logston, Steve Lehman, Jody Knapp, Kevin Despain, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Nicole Cottle, CED Director Claire Gillmor, Assistant City Attorney Planning Commission Study Session December 7, 2011 Page 2 GENERAL PLAN CHANGE APPLICATION GP-1-2011 PETITION BY WEST VALLEY CITY REQUESTING A GENERAL PLAN TEXT CHANGE TO UPDATE THE MODERATE INCOME HOUSING PLAN. (STAFF- LEE LOGSTON AT 801-963-3531) Discussion: Lee Logston explained that the Moderate Income Housing Plan must be reviewed and modified every 2 years according to State law. Lee indicated that the new plan is required to estimate the need for moderate income housing in the next 5 years. Lee briefly went through the plan and discussed the current state of the City, demographic highlights, County vs. City income and how this applies to housing, etc. Jack Matheson commented that there have been a lot of multi-housing units constructed in West Valley but not many single family homes. SUBDIVISION APPLICATION S-9-2011 PETITION BY TREVOR GASSER REQUESTING APPROVAL TO AMEND THE SHOPPES AT LAKE PARK PHASE 2 SUBDIVISION. THE PLAT AMENDMENT WILL MODIFY LOTS 2 AND 3 OF THIS SUBDIVISION AND WILL VACATE THE EXISTING PUBLIC UTILITY EASEMENT. THE PROPERTY IS LOCATED AT 2913 SOUTH 5600 WEST AND IS ZONED 'C- 2' (GENERAL COMMERCIAL). (STAFF- STEVE LEHMAN AT 801-963- 3311) Discussion: Steve Lehman explained that the plat for this subdivision was recorded in 2007. He stated that the property owner has met with interested buyers who would like to purchase the property and construct a restaurant and retail pad. Steve stated that the only way to remove the property is through a plat amendment. This will vacate the existing public utility easement and will abandon the individual properties to make one large parcel. Steve indicated that there are no utilities that will cause any problem with this request. 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) (CONTINUED FROM THE SEPTEMBER 28, 2011 PLANNING COMMISSION PUBLIC HEARING) Discussion: Jody Knapp stated that the applicant has made the proposed building slightly smaller and has added some enhancements to the façade that faces 3500 South. She indicated that columns and pop outs have been added as well as additional landscaping. Jody stated that formal paperwork has been submitted to UDOT in regards to the access. Jody indicated that Public Works is still concerned with this but it will be worked out as a condition of approval. She explained that the applicant will be doing gravel with trees and shrubs for the landscaping instead of sod on the north and west sides of the property. Jody added that a condition of approval will also be Planning Commission Study Session December 7, 2011 Page 3 that directional signs will need to be included in the parking lot to indicate where additional parking is. C-39-2011 PETITION BY WALMART REQUESTING A CONDITIONAL USE AMENDMENT FOR TEMPORARY STORAGE CONTAINERS. THE PROPERTY IS LOCATED 3180 S 5600 W ON 20.61 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp explained that Walmart is requesting a conditional use amendment to allow outside temporary storage containers for 3 months every year. She stated that these containers are used to hold layaway items during the holiday season. Jody provided a history of the containers. She explained that in 2004 Walmart proposed an addition to the building to accommodate the layaway items but this was never completed because the home office stopped the work. She indicated that the new manager came in this spring and in September Jody went over all the rules and regulations for the bins but nothing was ever submitted. In November, a courtesy notice was sent to Walmart to let them know that approval must be granted before the storage containers can be placed on the property. Jody stated that there are currently storage containers placed on the west side of the building in groups of four. She indicated that the store manager has stated that it is not practical for them to do a permanent addition just for the containers as they are only utilized three months of the year. Terri Mills stated that she feels this Walmart location is not a pleasant shopping experience and the store has a history of taking before asking. Phil Conder asked if the storage bins would be taxed. Jody replied no. Brent Fuller asked why this is a conditional use. Jody replied that the bins were specifically not allowed in an earlier conditional use so in order for Walmart to have them an amendment must be made to lift the requirement. Imaan Bilic asked what would happen if the bins are not removed in January. Jody replied that there would be a penalty. Terri Mills stated that this business needs to be more responsible and should be held accountable. Harold Woodruff commented that controlling the color of the bins would be impractical. Nicole Cottle stated that this would become an enforcement issue if the application were denied. Jody stated that it has been difficult communicating with the manager because he keeps going through administration. She added that these bins are accessed by employees frequently and the layaway program is important to the business. Staff stated that the Mountain View Corridor will be running behind this store eventually and the bins could be visible from the freeway. C-41-2011 PETITION BY RYAN SWANSON, REPRESENTING J&N PAWN, REQUESTING A CONDITIONAL USE AMENDMENT FOR A PAWN SHOP. THE PROPERTY IS LOCATED AT 3380 S REDWOOD ROAD ON 2.8 ACRES AND IS ZONED 'C-3' (TRANSITIONAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that J&N Pawn is an existing business in West Valley City but would like to change locations. She indicated that the business would occupy the entire building. Jody explained that the rear of the site has no landscaping or drainage but the applicant will only be utilizing the front. She indicated that 10 Planning Commission Study Session December 7, 2011 Page 4 parking spaces will be needed so the applicant will need to re-do the portion of the parking lot nearest to the building and stripe it. Jack Matheson asked if there is a masonry wall to buffer residential. Jody replied yes. Jody indicated that the applicant will also need to plant trees and include live plant material in the landscaping. She added that the applicant is not proposing any ground signage. C-42-2011 PETITION BY HOLIDAY OIL AND IMPACT SIGNS REQUESTING A CONDITIONAL USE AMENDMENT FOR BONUS SIGN CRITERIA FOR A MONUMENT SIGN. THE PROPERTY IS LOCATED AT 6415 W 3500 S ON 1 ACRE AND IS ZONED 'C-1' (NEIGHBORHOOD COMMERCIAL). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated that Holiday Oil is redoing their monument sign in order to add the Chevron logo to their sign. He indicated that the proposed sign meets height standards and also has a masonry base and columns. He explained that the sign is 2 square feet over the 50 square foot maximum but the Planning Commission can grant a bonus since the sign will be placed in a landscaped area that is four times the base of the sign. Phil Conder asked if the sign will be located in the same spot as the existing one. Kevin replied yes. C-43-2011 PETITION BY SHANE RICHINS, REPRESENTING SCALES AND TAILS, REQUESTING A CONDITIONAL USE AMENDMENT FOR A REPTILE SHOW FACILITY. THE PROPERTY IS LOCATED AT 3588 S 1950 W (SUITE 13) ON 4.3 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL) (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp explained that this is an existing business and location but the applicant would like to host birthday parties and corporate events. She displayed a floor plan and indicated that each party will have a maximum of 20 people. She stated that because this is an entertainment use, the events must close by 10pm. Jody stated that the applicant will coordinate with the neighboring reception center for parking. She stated that there are no set hours and events only occur when people book them. Phil asked if the building was part of the reception center. Jody replied no. Joe asked if the applicant has an exotic animals permit. Jody replied that she believes he does and added that this is an existing business, the only new aspect will be the hosting of events. Jody added that there is one small sign on the unit. C-44-2011 PETITION BY MARK SHEFFIELD, REPRESENTING COPPER HILLS CONSTRUCTORS, REQUESTING CONDITIONAL USE APPROVAL FOR A CONCRETE BATCH PLANT. THE BATCH PLANT WILL BE USED TO PROVIDE CONCRETE IN COORDINATION WITH THE MOUNTAIN VIEW CORRIDOR PROJECT. THE ADDRESS IS 6652 WEST 6200 SOUTH AND THE PROPERTY IS ZONED 'M' (MANUFACTURING). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the proposed concrete batch plant will be needed temporarily for construction of a portion of the Mountain View Corridor. Steve stated that there is an existing plant on this parcel but it is currently dormant. The applicant has entered into a lease agreement with Geneva (the property owner) to Planning Commission Study Session December 7, 2011 Page 5 utilize a portion of this property for approximately 6 months until a segment of the Mountain View Corridor is completed by the end of 2012. Steve stated that this property isn’t near residents and is in a manufacturing zone. He added that the portion of the property being used will be restored to its current condition upon completion of the project. Terri Mills asked if there is a lot of dust that is generated. Steve replied that the applicant may have collection systems but he will ask the applicant so this can be addressed at the public hearing. Steve added that trucks won’t be utilizing City streets very often. C-45-2011 PETITION BY HYAE SIN PARK REQUESTING A CONDITIONAL USE AMENDMENT FOR A RESTAURANT WITH LIQUOR. THE PROPERTY IS LOCATED AT 3353 S DECKER LAKE DRIVE ON 1.1 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik explained that the proposed restaurant will be located in the old Training Table building. He indicated that the applicant would like to have a liquor license so it must go through the Planning Commission for approval. Steve stated that all separation standards are easily met so the liquor component shouldn’t be an issue. Steve indicated that there is an overlay zone in this area that requires all building colors to be complimentary to the Maverik Center. He displayed two different options proposed by the applicant. The first would remove the awnings and add a dark brown color around the windows. The second option would keep the awnings with different colors. Steve stated that staff feels removing the awnings might make the building a little flat. The applicant has indicated that trellises with vines can be added between the windows to create more movement. C-46-2011 PETITION BY COVENTRY III/SATTERFIELD HELM VALLEY FAIR, LLC REQUESTING CONDITIONAL USE APPROVAL FOR THE MEGAPLEX THEATRES AT VALLEY FAIR MALL. THE PROPERTY IS LOCATED AT 3601 S 2700 W ON 2.85 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- STEVE PASTORIK AT 801-963- 3545) Discussion: Steve Pastorik displayed a site plan for the proposed movie theatre and explained that the theatre can be accessed from inside the mall. Imaan Bilic asked if the dollar theatre will be removed. Steve replied that as of now, the dollar theatre will still remain. Steve stated that the corridor on the east side of the mall will be removed and more open landscaping will be added. Steve indicated that there is a lot of movement on the building. Each theatre moves back or forward which provides a lot of relief. Steve stated that there are also overhangs and awnings on the building. Steve displayed the floor plans for the building and explained that staff is working with the applicant to screen the equipment on the roof. Steve provided the elevations to the Planning Commission and explained that the building is unique but still fits in with the mall. He stated that it will add a variety of colors and materials that include different types of stucco and stone. Steve explained that an exception will need to be made for the marquee type sign. He stated that the City doesn’t really have anything in the Sign Code to address this type of sign but there is a provision that allows the Planning Commission to consider a unique design which this would qualify for. Terri Planning Commission Study Session December 7, 2011 Page 6 Mills asked what materials will be used for the sign. Steve replied that he will find out this information and added that the sign will be illuminated with different colors. Brent Fuller asked if the numbers on the building will be recessed. Steve replied that he will find out for the Hearing. Phil Conder asked if the windows on the building will be false. Steve replied yes. Imaan Bilic asked if there are exit doors from each theatre into the parking lot. Steve replied yes and stated that these will most likely be emergency exits. Steve displayed the elevations for the remodeling of the east side of the mall. DISCUSSION ITEMS C-9-2011 REVIEW OF LANDSCAPE PLANS FOR GHID PUMPING STATION REPLACEMENT PROJECT. THE PROPERTY IS LOCATED 2149 W 3100 S. (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp explained that the switch from the old pumping station to the new will begin in March of 2012. She indicated that the old site will be demoed and cleaned up by June of 2013. She stated that the site is pretty heavily landscaped. She displayed the landscaping plans and stated that it will mostly be gravel, boulders, and some rock. There being no further business, the meeting was adjourned at 5:11 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant