Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session August 7, 2013 The meeting was called to order at 3:40 p.m. by Chairman Phil Conder at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Brent Fuller, Terri Mills, Phil Conder, Joe Garcia, Barbara Thomas, and Imaan Bilic ABSENT: Jack Matheson WEST VALLEY CITY PLANNING DIVISION STAFF: Jody Knapp and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session August 7, 2013 Page 2 CONDITIONAL USE APPLICATIONS C-31-2013 PETITION BY AMSOURCE DEVELOPMENT REQUESTING A CONDITIONAL USE AMENDMENT FOR A MULTI-TENANT RETAIL/RESTAURANT BUILDING. THE PROPERTY IS LOCATED AT 2731 S 5600 W ON 1.21 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) CONTINUED FROM THE JULY 31, 2013 PLANNING COMMISSION PUBLIC HEARING Discussion: Jody Knapp stated that she hasn’t received any updated elevations. She indicated that if the applicant doesn’t provide new drawings staff recommends the Planning Commission approve this application with changes they would like to see, including some type of glass on the building in place of the white wall panels, rather than continuing it to another agenda. Terri Mills stated that she doesn’t know if glass would necessarily make the building more appealing but indicated that she would like the rear portion along 5600 W to appear more like a storefront. Brandon Hill stated that he will make sure another continuance doesn’t constitute a denial. C-35-2013 PETITION BY TITLE MAX REQUESTING A CONDITIONAL USE AMENDMENT FOR CAR TITLE LOANS. THE PROPERTY IS LOCATED AT 3100 W 3500 S ON .23 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that this is an old 7-11 building that has been licensed with the City since the 1970’s. Jody stated that due to the age of the building and property the site has never been landscaped. She indicated that the applicant will be doing a significant amount of interior remodeling which will exceed the minimum $50,000 threshold for the City to request improvements on the site. Jody stated that the applicant will be required to install 8.5 feet of landscaping that will incorporate as much of the 3500 S streetscape possible. She indicated that the existing landscaping island must be modified to accommodate their signage. Jody stated that there must be 10 feet of landscaping to the rear of the building and a 10 foot masonry wall to separate this use from the residential one to the north. She stated that trees will be required every 30 feet to create a buffer. Phil Conder stated that he is concerned about this alley behind the store and the proposed masonry wall and suggested specific landscaping be incorporated that deters people from trespassing on this area. Barbara Thomas stated that she is concerned about the handicap spot being on the western side of the property due to traffic flow between properties. Jody stated that she can look at moving this stall but indicated that it likely will not work in any other spot. Phil Conder asked how many parking stalls are required for this type of business. Jody replied that 8 stalls are required and the applicant is providing 7. She indicated that a dumpster isn’t needed for this type of use and likely won’t be added to the site. She indicated that the applicant would like to Planning Commission Study Session August 7, 2013 Page 3 paint the brick white and will have blue on the top portion of the building which will also incorporate their signage. Brent Fuller stated he doesn’t like the idea of painting the brick. Jody stated that nothing is stored on site and indicated that a 3rd party company will do any needed repossessions. Brandon Hill stated that their original proposal asked for no landscaping. He stated that the 3500 S streetscape requires extensive landscaping and an applicant can only get relief from these requirements if their property is unable to meet the standards. He indicated that the layout of the property is very difficult but the spirit of the ordinance must still be met in the 8.5 feet of landscaping they are able to do. Joe Garcia stated that he feels 8.5 feet of landscaping will be sufficient and added that more landscaping wouldn’t be beneficial. Terri Mills stated she would like to encourage denser foliage. Jody stated the amount of space that is landscaped is the only waiver provided in the ordinance. She indicated that there is nothing that would require a change in the type of landscaping. Brandon stated that something like a planter at the entrance is something that could be asked for as long as the Planning Commission indicated that this will help maintain the spirit of the ordinance. The Planning Commission expressed concern about painting the brick white. Brandon replied that there is nothing in the ordinance that would prohibit them from doing this. Barbara Thomas asked what the hours of operation are. Jody replied 9am-7pm Monday through Friday, 10am-4pm Saturday, and they are closed Sunday. She stated that that there are 3-4 employees and there will be no check cashing or deferred deposits. C-36-2013 PETITION BY QUESTAR GAS REQUESTING CONDITIONAL USE APPROVAL FOR A FEEDER LINE STATION. THE PROPERTY IS LOCATED AT 4650 S 5600 W ON .17 ACRES AND IS ZONED 'A' (AGRICULTURE). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that the applicant is requesting approval for a feeder line station. She indicated that this is basically a booster station that will plug into existing lines in 5600 W that will help provide more service to the area. She indicated that the property is currently an open field with no development. Jody stated that the applicant would like to install a 12 x 12 unmanned metal building in a corner of the property. She stated that the lines will come out of the building to a junction box which will then go to 5600 W. She indicated that there will be an access gate on the north side of the property that will have a road that will go to 5600 W. This will be done through a temporary easement with the property owner and can be shifted when the rest of the property develops in the future. Jody stated that a 30 foot setback is required to the front of the property and 10 feet on the sides. She stated that the applicant would like to install a masonry fence that they originally wanted to put directly on the property line but staff would like there to be a setback. She stated the applicant is requesting an increase in the height of the fence to 8 feet and will provide a 15 foot section of landscaped space along 5600 west. She indicated that landscaping will need to be 50% live plant material that includes at least 3 trees. Phil Conder asked if a use like this is noisy. Terri Mills replied that they can typically be very loud. Jody Planning Commission Study Session August 7, 2013 Page 4 stated that the property has been bought by Questar Gas and subdivided through the County without City approval and indicated that the process for development has already begun. Staff and the Planning Commission discussed the access road and how this will tie in with potential future development. Barbara Thomas asked if the fence will cause a safety hazard with visibility of the train tracks. Jody replied no. Joe Garcia asked if the proposed fence is brick. Jody replied that it is masonry. C-37-2013 PETITION BY DARRIN PERKES, REPRESENTING DOMINION ENGINEERING, REQUESTING A CONDITIONAL USE AMENDMENT FOR A MCDONALD'S RESTAURANT. THE PROPERTY IS LOCATED AT 5315 S 5600 W ON 1.08 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Jody Knapp indicated that the applicant has requested continuance on this item due to issues regarding access. There being no further business, the meeting was adjourned 4:20 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant