Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session August 1, 2012 The meeting was called to order at 3:35 p.m. by Chairman Brent Fuller at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Brent Fuller, Jack Matheson, Terri Mills, Phil Conder, and Joe Garcia ABSENT: Harold Woodruff, Barbara Thomas, and Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Jody Knapp, Ron Weibel, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session August 1, 2012 Page 2 ZONE TEXT CHANGE APPLICATIONS ZT-5-2012 PETITION BY BRIAN HANSEN, REPRESENTING SATTERFIELD HELM, REQUESTING A ZONE TEXT CHANGE REGARDING ELECTRONIC MESSAGE SIGN ANIMATION. (STAFF- STEVE PASTORIK AT 801-963- 3545) Discussion: Steve Pastorik stated that signage for the Megaplex Theatres at Valley Fair Mall was approved by the Planning Commission several months ago. Steve indicated that Megaplex would like to have a portion of the sign (over the entrance to the movie theatre) display constant motion as opposed to the current requirement of the ordinance which limits movement to every 6 seconds. Steve displayed an elevation of the sign and stated that the smaller portion near the bottom would display movie trailers while the larger portion would have fewer movements. Steve indicated that this building only has 3 sides, with the 4th side attaching to the mall, so the sign will be an important indicator as to where the entrance to the theatre is. Steve provided pictures of video displays at other existing Megaplex Theatres and also played two short video’s that show how the sign will function. Phil Conder asked if there will be a requirement to limit distance between these types of signs. Steve replied that if approved the signs would only be allowed in regional shopping areas and added that staff could look at ways to further restrict the requirement. Phil stated that he doesn’t want an entire row of constant animation in one area but added that he isn’t sure how this can be fairly limited. Joe Garcia stated that he doesn’t see an issue with electronic signage and asked how large the sign will be in comparison to the building. Steve stated that the face of the north façade is roughly 16,000 square feet and the sign will be just over 500 square feet. Terri Mills asked what the square footage of the existing Valley Fair Mall sign on I-215 is. Steve replied that he will have this information for the hearing. Staff and the Planning Commission discussed the large spiral sign and Brent Fuller stated that many people may think that is the entrance. CONDITIONAL USE APPLICATIONS C-26-2012 PETITION BY GERARDO SALAS, REPRESENTING EL PELENQUE, REQUESTING A CONDITIONAL USE AMENDMENT FOR A RESTAURANT WITH BEER AND DANCE CLUB. THE PROPERTY IS LOCATED AT 1980 W 3500 S ON 1.9 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that the applicant has resubmitted this application after having been denied by the Planning Commission in June. She indicated that the applicant has since met with neighboring property owners and has compiled a list of concerns and ways they can be mitigated. She stated that the club will only be open Friday and Saturday from 10pm to 2am and the restaurant will be open Monday through Saturday. She indicated that there will be a door inside the building that will connect these uses but beer or food will not be allowed into the club area. The applicant has agreed to have an off duty police officer and parking attendant present whenever the club is open. He has also stated to the residents that he will insulate the Planning Commission Study Session August 1, 2012 Page 3 building and will ensure that doors remain closed to prevent noise from escaping. Jody stated that the Health Department conducted a noise ordinance check but it was during the middle of the day. She stated that the decibel level was at 74 with the music from the club on and the legal limit is 60. Jody stated that a test will have to be conducted at night to see whether or not the applicant is in violation. Jody commented that the property owner, Mai Nguyen, has not begun completion on her previous conditional use which could impact Planning Commission approval for this. C-27-2012 PETITION BY MATT WIRTHLIN. REPRESENTING EZPAWN, REQUESTING A CONDITIONAL USE AMENDMENT TO LOCATE A PAWN SHOP IN AN EXISTING BUILDING AT 4095 S REDWOOD ROAD. THE PROPERTY IS A .64 ACRE PAD SITE IN A 'C-2' ZONE AND IS PART OF A LARGER STRIP MALL DEVELOPMENT. (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Ron Weibel displayed pictures of the existing site and indicated that EZPAWN, a corporation pawn shop, would like to move into the building. Ron stated that the applicant has submitted a landscape plan and will revitalize the site. The applicant is aware that no check cashing or outside storage will be allowed. Ron indicated that the business meets all requirements regarding wall signs and will be removing an existing pole sign to be replaced by an 8 foot high multi-tenant monument sign. He added that there is another existing 6.5 foot high monument sign on Redwood Road that is also allowed and currently existing. Phil Conder asked if ‘no outside storage’ will be a condition of approval. Ron replied yes. Joe Garcia stated that he is okay with outside display since it attracts people in. Ron replied that the applicant is not requesting that at this time. Jack Matheson asked if there could be a pawn shop show outside the store. Ron replied this could be done with a temporary use but the applicant would need to ensure the parking lot is large enough to do this. C-28-2012 PETITION BY JOSE GARCIA AND JOSE SERRANO, REPRESENTING J&J TIRES, REQUESTING A CONDITIONAL USE AMENDMENT FOR A TIRE SERVICE CENTER. THE PROPERTY IS LOCATED AT 2875 S REDWOOD ROAD ON .55 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that this building has been vacant for over a year. She indicated that the site is in bad shape and the applicant will have to ensure with the property owner and Code Enforcement that the landscaping is cleaned up and properly maintained. Jody indicated that the applicant will utilize half of the building for used tires and may eventually do rim work as well. Jody stated that tires cannot be stored outside and if the applicant needs more space a permanent building must be reviewed and approved. Jody stated that everything must be kept on pavement and parking stalls will need to be re-striped. She also indicated that the only signs will be on the building. C-29-2012 PETITION BY SAM SPENCER, REPRESENTING THE CONDO SHOPS, REQUESTING A CONDITIONAL USE AMENDMENT FOR AUTO RELATED USES. THE PROPERTY IS LOCATED AT 2419 S 2700 W ON Planning Commission Study Session August 1, 2012 Page 4 1.5 ACRES AND IS ZONED 'M'. (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that this site has always been a difficult one to regulate. She indicated that the applicant, Sam Spencer, owns the property which is divided into separate condominium units. Jody stated that in 2004 the Planning Commission restricted auto uses to 9 spaces at any given time due to parking concerns. Jody stated that every time a business license comes through she calls the applicant and discusses all the tenants to ensure he is staying within this 9 space requirement. Jody explained that Mr. Spencer would now like to regulate and manage the ratio himself. Jody indicated that if all of the building spaces were auto related uses there would almost be enough parking, including the space inside of the building, but a major concern with the site is the number of vehicles that are currently sitting outside. She stated that this is a Code Enforcement issue. Jody indicated that trees have been planted and the site is in the process of being maintained. Jack Matheson asked if each unit has its own plumbing. Jody replied no and added that there is a communal bathroom for all units to share. Brandon Hill stated that the Planning Commission could deny this application since the site isn’t in compliance. Steve Pastorik asked if staff can stop issuing business licenses until the site comes into compliance. Brandon replied yes. Jack asked if the units are connected inside. Jody replied no with the exception of two that used to be one business. C-30-2012 PETITION BY WEST VALLEY PAVILION, LLC REQUESTING A CONDITIONAL USE AMENDMENT TO CONSTRUCT A MULTI-TENANT BUILDING ON AN EXISTING PAD SITE IN THE SHOPPING CENTER DEVELOPMENT ON THE NORTHWEST CORNER OF 5600 WEST AND PARKWAY BLVD. THE BUILDING WILL BE APPROXIMATELY 6300 SQUARE FEET AND HAVE RETAIL SHOPS AND A RESTAURANT. (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Ron Weibel provided an overall site plan of the property and stated that the drive aisle from Maverik and the parking lot are currently existing. Ron indicated that there was a potential for this pad site to be used as a restaurant with a drive through but the applicant is not requesting that at this time due to market issues. He stated that if the applicant would like that in the future he will need to come back through the Planning Commission for approval. Ron displayed the landscaping plan and indicated that most landscaping is in place but the applicant will need to add additional landscaping as well. He added that pedestrian connections are already in. Ron displayed the elevations for the proposed building and stated that the east and west sides of the building are considered primary facades. Joe Garcia commented that, if a drive through is eventually approved, lights into oncoming traffic will need to be evaluated. DISCUSSION DISCUSSION DISCUSSION REGARDING LANDSCAPING FOR STORAGE CONTAINER USE AT WALMART LOCATED AT 3180 S 5600 W. (STAFF- JODY KNAPP AT 801-963-3497) Planning Commission Study Session August 1, 2012 Page 5 Discussion: Jody Knapp stated that the Planning Commission recently approved Walmart to have storage containers on the rear of their property during the Christmas season every year. She indicated that the Planning Commission requested a landscape plan to be presented to them during a Study Session. Jody stated that there were 22 existing trees and the applicant has now added 28 more trees including evergreens. Terri Mills stated that there are trees in the parking lot and on the west boundary that are dead that should be replaced. She added that she would like to see more evergreens since these will likely hide the storage containers better. Jody stated that everything has already been done but she will talk to the applicant about more evergreens and make sure the applicant is aware that all dead trees must be replaced. There being no further business, the meeting was adjourned at 4:51 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant