Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session June 4, 2014 The meeting was called to order at 3:35 p.m. by Chairman Phil Conder at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Brent Fuller, Jack Matheson, Phil Conder, Barbara Thomas, and Clover Meaders ABSENT: Terri Mills and Latai Tupou WEST VALLEY CITY PLANNING DIVISION STAFF: Jody Knapp, Kevin Despain, and Margo Hoyt WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney ZONE TEXT CHANGE APPLICATIONS ZT-3-2014 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT CHANGE TO REGULATE SIGNAGE ON PUBLIC PROPERTY. (STAFF- JODY KNAPP AT 801-963- 3497) Discussion: Jody Knapp stated the sign amendment changes the City’s requirements for signs on City property. Jody then went over the ordinance and requirements and discussed what was removed and what has been added. Barbara asked if the City would be allowed to put up signs. Brandon Hill explained the signage laws and regulations regarding what we can and cannot prohibit exposing the City to legal liability. Barbara Thomas asked what kind of liability the City would be liable for. Brandon stated liabilities issues and examples, stating the City has to treat all signs equally. Phil Conder asked how this will work regarding State owned roads say along Bangerter Highway and 3500 South going through the City. Brandon answered that the State controls their own rights-of-ways and can allow signage if they wish. Jack Matheson asked about yard sale signs. Brandon explained if the signs are on the owner’s property then temporary sign ordinance permits them but the new ordinance would not permit them along the parking strips. Phil asked about Real-estate signs. Brandon stated they would be allowed on the private property with the setbacks per the ordinance. Staff and Planning Commissioners discussed the attachment of signs and usages. Barbara asked what would happen if they did not approve the new changes. Brandon stated it would stay as it is. CONDITIONAL USE APPLICATIONS C-22-2014 PETITION BY SWIFT TRANSPORTATION REQUESTING A CONDITIONAL USE AMENDMENT FOR EXPANSION OF A TRUCK PARKING AREA. THE PROPERTY IS LOCATED AT 5175 W 2100 S ON 9.35 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp presented and showed pictures of Swift Transportation and explained their request of expansion for additional truck parking space. She indicated and showed that the applicant has heavily landscaped the area with all kinds of shrubs and trees and has done a very nice job. Jody then stated she talked with the Planning Director regarding the approved site plan and will require the applicant to plant trees along the frontage but the rest of the existing landscaping will stay the same. Barbara asked how many trees with they need to plant. Jody indicated they need one every 30 feet, so about 9 or 10 trees that are specifically from the list of approved trees. Along with Jody’s presentation she showed a picture regarding circles cut in the concrete and will clarify what they are planned for. C-24-2014 PETITION BY CHOW TIME RETAIL REQUESTING CONDITIONAL USE APPROVAL FOR A RETAIL BUILDING. THE PROPERTY IS LOCATED AT 2807 S 5600 W ON 1.12 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated this was approved back in 2011 where the pad, building footings, and dumpster area was poured then the project stopped. The approvals have expired and will need to start over as a conditional use. The project is the same as originally proposed. There will be two tenants, a retail tenant and a dentist office. Jody showed pictures of what the building will look like and the elevations. The dentist office will have a second floor storage area that has an outside stairway on the north side elevation. East and west elevations will have all the windows with stucco in a few different colors and brick. She showed a picture of Chow  Time and stated it will look similar. Their landscaping is in including shrubs that go along the north side of the building. Jody indicated she will check to see if the stairs will go over them or if they are going to remove the shrubs. Barbara asked if a business office was allowed in this area. Jody stated yes and mentioned this is a C2 and is covered in the overlay zone of 5600 West. C-25-2014 PETITION BY 3FORM REQUESTING A CONDITIONAL USE FOR AN APPEAL OF LANDSCAPING REQUIREMENTS ALONG A HIGH IMAGE ARTERIAL. THE PROPERTY IS LOCATED AT 2300 S 2300 W ON 10 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated 3Form is an existing building that is a manufacturing type use and the backside of this building is highly visibly and located on the corner of I-215 and the 201. 3Form submitted a building permit to convert the 2nd story of the building into a gym for their employees and evaluated at approximately $500,000. This is an extensive project which in turn requires them to make landscaping improvements to high image arterials which is the whole backside of their property. Jody stated application is an appeal to that requirement and our ordinance gives them that provision to appeal and to demonstrate how this is not possible for them to meet the requirements and give alternatives to the requirements. Jody indicated that the front landscaping is in and good. As you drive along the back that is where the loading bay doors are located. 3from is saying this is where part of their hardship is in maneuvering the trucks to the bays and the building pitches out, it would be difficult if they have to meet the 20 feet setback. They do have storage along the backside area and there is about 10 feet of natural vegetation that is not irrigated. There are low power-lines in that area which would make it difficult to plant trees from our approved list in that area. Jody indicated that she and Brandon went and spoke with the business owner and discussed alternatives. Jody showed pictures where other businesses along that area including the Franklin Covey building. They have made adjustments to meet the tree requirements where they planted little bulb-outs and planted trees from the list of what trees can be planted around power-lines by Rocky Mountain Power. Jody stated 3form proposes to provide landscaping 20 feet on both north and south end. They will provide the trees we require, the 50% lawn area, and mixture of rock, mulch, and lawn. With the space in the middle they want to leave as is. Jody indicated she has requested a plan showing how the trucks turn in that area. Staff and commissioners discussed truck movements, weeds on the backside and cleanup, and storage. Barbara and Phil asked about dates when buildings were in place. Jody will provide those dates prior to the mearing. C-26-2014 PETITION BY RUSS COOPER REPRESENTING YOUNG TRAILERS OF WVC REQUESTING A CONDITIONAL USE AMENDMENT FOR TRAILER SALES. THE PROPERTY IS LOCATED AT 6555 W 2100 S ON .4 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody stated the Young Group located at Rocky Mountain Raceway would like to sell enclosed Wells-Cargo type trailers. They would utilize a portion of an existing office building on site which currently has gravel and will need to be paved. Barbra asked if the trailers would be in a fenced area. Jody indicated they would be. Barbara asked if they would have a pole sign for the business. Jody indicated they would not need a pole sign but some type of signage is required by WVC and the DMV and will help them meet requirements of both the City and the DMV. Jody stated the paved area will be 88ft x 180ft. The front landscaping is mostly dirt and weeds and will require them to clean that area up. Jack asked how long where the trailers. Jody stated the length of the trailers had not been indicated. They will not be RV or  camping trailers. They will be new trail and cargo type trailers. She stated there would be 3-4 workers on site Monday through Friday and some Saturdays. C-27-2014 PETITION BY THE STABLE PLACE REQUESTING A CONDITIONAL USE AMENDMENT TO EXPAND A HORSE REHABILITATION FACILITY. THE PROPERTY IS LOCATED AT 2877 S CASSELL STREET ON 8.4 ACRES AND IS ZONED 'A' (AGRICULTURE). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin gave the property location giving history dating back to 2008. Property owners live on site giving horse riding lessons and horse boarding for a total of 12 horses. Kevin stated the new expansion would provide individual group lessons, group riding time, and adding small groups of teens from residential treatment programs or at risk youth from local school districts in groups of 4-6 come and help the horses along with staff members once or twice a week. Kevin also stated volunteers also come and help at the facilities. Barbara asked if this would be for strictly rehab and no boarding of horses be provided. Kevin stated they would provide all services as is and will add the youth teen groups to assist. They could have up to 20 people at a time at most and would expand their lease with Rocky Mountain Power which is currently 3.5 acres. The new area would likely double it. Part of the area is zoned A which allows for horse boarding and the other property area is zoned R18 which does not allow animals. They have fenced off that part of the property and will no use it. Kevin showed a map which showed the road layout of the area. He stated the property on Cassell Street has a 66 foot public Right-of-Way and is only partially paved. The Public Work Department has made it very clear if the applicant wants to expand, they will have to pave the road and have it link up to Sunset Avenue. Barbara asked if Rocky Mountain Power would help pay for the development. Brandon stated it is a condition of the lot because of the public Right- of-Way it will have to be paved. Staff and Commissioners discussed different scenarios of the property, number of people, and horses. Kevin stated the whole approval is based on improvement of the road. Kevin stated he received a call from Hunter Granger Improvement District indicating they have a water well just south of the area. The area is called a “Drinking Water Protection Zone” and would have to give management directions to the owners. C-28-2014 PETITION BY ADVANCED MONEY EXPRESS LLC REQUESTING A CONDITIONAL USE AMENDMENT FOR CAR TITLE LOANS. THE PROPERTY IS LOCATED AT 3952 W 3500 S ON 6.6 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated this application is located inside the swap-meet building. They are applying for car title loans business only. They will not process check cashing or payday loans. They contract with an outside company that will provide the repossessing of autos. Repossessed autos will not be stored here. Customers will come into the site and the auto will be inspected outside. Barbara Thomas asked if there is office space inside the building or is it just open roof. Kevin stated it does not say. He will find out and get clarity. C-29-2014 PETITION BY J-RODS AUTOMOTIVE LLC REQUESTING CONDITIONAL USE APPROVAL FOR AUTO REPAIR. THE PROPERTY IS LOCATED AT 2097 W 2200 S ON 1.21 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated location and description of property. Of the parcel the  property owner has all four units. This conditional use is just for this corner unit. Kevin showed maps of unit of the office space and bay. He stated they have not yet given plans on the area to the back. It is unimproved right now and is gravel with a storm drain. Kevin stated he has told them if they do not utilize the area then they can keep the gravel. If they do utilize the area for storage or whatever, they will have to have it paved. They said they will not use the area. Kevin showed pictures applicant is clearly using the space which showed boats and a trailer. He indicated we are inclined to ask them to pave the area. Paving is approved by Public Works. Jack stated if they paved it, there would not be a problem. C-30-2014 PETITION BY JONATHAN LOK REQUESTING A CONDITIONAL USE AMENDMENT FOR AUTO REPAIR. THE PROPERTY IS LOCATED AT 2850 S REDWOOD ROAD ON 4.84 ACRES AND IS ZONED 'C-3' (TRANSITIONAL COMMERCIAL). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated history of Redwood Business Park conditional uses in this area. The latest conditional use on site says we allow these uses but “Auto” has to return to Planning Commission. Kevin presented and showed applicant plans of office space in front and big service bay in back. Applicant anticipates servicing 1 to 2 cars at any given time. They will be allotted 4 parking stalls in front. Property owner does not assign stalls but the lease will state the number they are allotted. Jack asked what other uses are in the units. Kevin states some are churches, one does siding and shutters. Jake asked if this could create a problem for some of the neighbors. Kevin indicates it could. Barbra asked if the applicant has plans for the oil collected. Kevin stated they have to have a certain drum to properly dispose oil and such and the drums will be taken to the proper recycling area for disposal. Barbara inquires the unit size. Kevin states it is 1600 square feet. Jake stated it looks like 20x80 feet. Kevin showed pictures of fronts of the other units and rear overhead and regular door. There being no further business, the meeting was adjourned at 5:00 p.m. Respectfully submitted _________________________________ Margo Hoyt, Executive Administrative Assistant