Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session August 20, 2014 The meeting was called to order at 3:30 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, Terri Mills, Barbara Thomas, Clover Meaders, and Latai Tupou ABSENT: Phil Conder WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Kevin Despain, Jody Knapp, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Mark Nord, RDA Director Planning Commission Study Session August 20, 2014 Page 2 The IT Department provided a brief training to the Planning Commission regarding the use of new Ipad’s which will be used to download and view packets for Planning Commission Meetings. CONDITIONAL USE APPLICATIONS C-41-2014 PETITION BY HENNING AND ALISHA UNGERMAN REQUESTING CONDITIONAL USE APPROVAL FOR A MAJOR HOME OCCUPATION FOR A PRESCHOOL. THE PROPERTY IS LOCATED AT 6337 S CLOVER CREEK LANE ON .18 ACRES AND IS ZONED 'R-1- 8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated that there will be 4 sessions total, one session per day, and no more than 6 children per session. He indicated that the applicant has a large enough driveway to accommodate drop-off’s and pick-up’s so there is no concern with traffic or parking. Kevin stated that he received a letter from a resident in the neighborhood who is excited to have the preschool open since there aren’t many options for this in the area. He displayed the floor plan and indicated children will come in through the garage door and go straight down into the basement area where sessions will be held. Kevin added that there are two large windows that can be used in emergency situations. He indicated that the family will still utilize this space as an additional playroom for their children when preschool is not in session. C-42-2014 PETITION BY JARED KIM REQUESTING A CONDITIONAL USE AMENDMENT FOR A RESTAURANT WITH WINE. THE PROPERTY IS LOCATED AT 1839 W 3500 S ON 3.67 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- KEVIN DESPAIN AT 801-965- 5814) Discussion: Kevin Despain stated that there are residential uses in the area but not close enough to create any issues with required spacing for alcohol establishments. Barbara asked what the tenant mix is in the neighboring building. Kevin replied that there are several different uses and indicated that he could provide this information at the hearing. He displayed the floor plan and indicated that this is a conditional use because heavy beer and wine is being added to the menu. Kevin stated that there is a multi-tenant pole sign on site but he isn’t sure if they will occupy any of the spaces. C-43-2014 PETITION BY DOMINION ENGINEERING REQUESTING AN EXTENSION OF A CONDITIONAL USE APPROVAL FOR A MCDONALD'S RENOVATION. THE PROPERTY IS LOCATED AT 3464 W 3500 S ON .93 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Planning Commission Study Session August 20, 2014 Page 3 Discussion: Jody Knapp stated that the applicant is requesting an extension on a McDonald’s renovation project that was approved by the Planning Commission last September. She indicated that construction hasn’t begun due to budgeting. Jack Matheson asked if the McDonald’s will close down when the project begins. Jody replied yes. Barbara Thomas asked how long the remodel will take once it begins. Jody replied 3-4 months. C-44-2014 PETITION BY NATOMAS MEADOWS REQUESTING CONDITIONAL USE APPROVAL FOR THE ARA INDUSTRIAL CENTER. THE PROPERTY IS LOCATED AT APPROXIMATELY 6700 W AND UTAH HIGHWAY 201 ON 131 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp displayed the overall design for the Freeport Center project. She indicated that there will be 5 large buildings and the first one to be constructed will be building B. Jody indicated that a new road is currently being built from 2700 S to the Frontage Road that will be associated with this project. She added that there may be extensions that lead to 5600 W and 7200 W as well but this hasn’t been proposed yet. Jody stated that the first building is projected to open in 2015 and the new road should be completed by fall 2014. Steve Pastorik added that State funding was granted for construction of the new road. Jody indicated that this conditional use approval will be for the entire site but added that each building will be reviewed further by Building Inspections and Public Works. She stated that 5% of the space will be office but the rest will be open warehousing. The interior floor plan is an open shell until a tenant moves in. Jody displayed the elevations and indicated that the material used is tilt up concrete with the exception of the office spaces in each building which will consist of glass windows. Jody stated that minimum landscaping requirements in this zone are 5% and the applicant is proposing around 10%. She indicated that it will consist of lawn, trees, shrubs, and mulch. Jody added that there is a buffer between residential uses as well. Jack Matheson asked if a ditch will be used to drain the site. Jody replied that this area is very flat so a ditch system is not needed. She indicated that the applicant will berm and everything else will be standard. Barbara Thomas stated that she is disappointed that minimum landscaping is provided at the entrance of the new road being constructed. Jody replied that most of the drive entrances on the site have a lot of nice landscaping proposed. Barbara asked if there is any concern in relation to Rocky Mountain Raceway. Jody replied that this is an industrial site so there should be no problems. Jody stated that the applicant could potentially have 60 monument signs but is only proposing 6 signs which will be used as entrance features. She indicated the signs are typical in size and the Planning Commission can approve unique designs. Jody stated that there will be only one pole sign for the entire development which will be located in the northwest corner and be 50 feet tall. This could potentially be 65 feet tall since it is considered a freeway oriented sign. She added that the square footage is significantly less than the allowable 200 square feet. Jody added that landscaping will also be added around the sign. Jody indicated that there will be a wall along the western edge that will be a mix of wrought iron and masonry. The 6 foot Planning Commission Study Session August 20, 2014 Page 4 masonry wall will be installed next to residential per ordinance. Jody indicated that the applicant has met with all the effected departments several times and worked out major concerns. Barbara Thomas asked if there will be a light on 201. Jody replied that there won’t be on the Frontage Road. Steve added that the Frontage Road has been modified to accommodate turning radius for trucks. Jody indicated that there will be a light on the new road at Parkway Blvd. C-45-2014 PETITION BY QUESTAR REQUESTING A CONDITIONAL USE AMENDMENT FOR A CNG FUELING STATION. THE PROPERTY IS LOCATED AT 5175 W 2100 S ON 1.88 ACRES AND IS ZONED 'M'MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that Questar would like to install a CNG station on approximately 2 acres at the south side of this site. She indicated that the station will be open to the public 24 hours but there will not be an attendant present so it will be pay at the pump only. Jody stated that there will be 3 fueling islands and an equipment compound where compressors for the natural gas will be located. She indicated that a chain link fence with slats will be installed around this equipment to provide screening. Jody added that all signage will comply with the sign ordinance and indicated that the site is pretty heavily landscaped for an industrial zone. She stated that there will be a detention basin in the corner. Barbara Thomas asked if this can be seen from 201. Jody replied no and indicated that 2400 S will eventually extend to 5600 W so this area will change in the future. Jody stated that they aren’t planning on having dumpster but she will be adding a condition to include at least a garbage can since most people dispose of trash when they fuel up. C-46-2014 PETITION BY BENCHMARK ENGINEERING REQUESTING A CONDITIONAL USE AMENDMENT FOR A POPEYES RESTAURANT. THE PROPERTY IS LOCATED AT 5658 W PARKWAY BLVD ON 1.39 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp indicated that WinCo finished the parking lot, installed pedestrian connections, completed much of the landscaping, and even installed a dumpster pad on the property that Popeyes will be located. She displayed the elevations and indicated that everything will need to meet commercial design standards. Jody indicated that there will be a drive through and showed how traffic flow will function on the site. She stated that the dumpster will be placed in a different location so the existing pad will be removed. Jody indicated that 15% landscaping is required but the applicant is proposing around 25% and will have nice landscaping around the building as well as additional landscaping to screen the drive through. Jody stated that there will not be a monument sign but the applicant will take a space in the existing multi-tenant sign. All signage on the building will meet ordinance regulations. C-47-2014 PETITION BY THE TIRE HUNTER REQUESTING A CONDITIONAL Planning Commission Study Session August 20, 2014 Page 5 USE AMENDMENT FOR AN AUTO REPAIR SHOP. THE PROPERTY IS LOCATED AT 2850 S REDWOOD ROAD ON 4.94 ACRES AND IS ZONED 'C-3' (TRANSITIONAL COMMERCIAL). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated the applicant will either be leasing a single unit or may potentially lease a double unit. He indicated this will be decided prior to the public hearing and the only difference it will make to the application is the number of parking stalls required. Kevin stated that all spaces have an office in the front and an open warehouse in the back which the applicant will use for a minor auto repair shop. He indicated that employees may pick up vehicles and bring them to the site but no junk cars will be stored anywhere on the property and everything will be contained in the shop area. He added that all oil and fluid storage will be looked at and approved by the Fire Marshall. Barbara Thomas asked if anything will be towed to the site and stated that it doesn’t seem like there would be adequate room for this. Kevin replied that he will find this out prior to the hearing. He stated that there is room for two cars to be worked on per unit and a lift will also be installed. Latai Tupou asked what the hours of operation will be. Kevin replied Monday through Friday from 8 am – 6pm. MISCELLANEOUS APPLICATIONS M-1-2014 PETITION BY THE WEST VALLEY CITY RDA REQUESTING A DEVELOPMENT AGREEMENT TO ALLOW CERTAIN EXCEPTIONS FOR THE FAIRBOURNE STATION PARKING STRUCTURE FROM THE CITY CENTER ZONE REQUIREMENTS. THE PROPERTY IS LOCATED AT 2846 W LEHMAN AVENUE. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that this parking structure will take the place of UTA’s existing park and ride lot. He indicated that the parking structure is intended to accommodate the intensity of development in the Fairbourne Station area. Steve stated that the City didn’t want a typical gray concrete box parking structure since this is in the heart of West Valley City. He displayed a rendering of the proposed structure and indicated that there will be a lot of glass (where the stairways and elevators are located), retail/office space on the ground level, and brick. Steve stated that the retail/office units will be located on the south and east sides of the structure. He indicated that the spaces may initially be difficult to lease since they are not located on a major street but the City felt it was an important addition that will be beneficial to the area in the future and is better than having the parking structure go right up to the street. Steve indicated that there are 820 parking stalls and a portion of these will be designated for transit patrons. He stated that there will be tree wells, small landscaped plaza areas at the corners, raised planters, landscaping next to the building itself, and plenty of pedestrian space around the building. Steve provided elevations for each side of the structure. He indicated that the west side will be next to the residential apartments. There will be wrapped brick treatments around the corners but the Planning Commission Study Session August 20, 2014 Page 6 center will look like a typical parking structure. He indicated that this middle space won’t easily be viewed from the street. Barbara Thomas stated that the people in the apartments won’t have the best view. Brent Fuller agreed and indicated that people will rent the apartments for the view and will be disappointed when the structure is built. Steve replied that there is a 20 foot gap which is common in an urban center and can be expected. He indicated that he would hope ICO would inform tenants and added that they have seen the design and knew this was planned. Steve stated that there is a provision in the Code that allows the Planning Commission and City Council the ability to approve a Development Agreement that alleviates certain requirements in the City Center Zone. Steve provided ‘Exhibit B’ to the Planning Commission and discussed several requirements that will need exceptions and explained the reasoning behind these. He indicated that the City has taken great care ensuring that this is a nice parking structure and will be a good addition to Fairbourne Station. Clover Meaders asked who will be using the parking spaces. Steve replied that UTA will have about 200 spaces and the rest will mostly go to a future office use that will be located across the street. He indicated that there is also a potential for the ICO apartments to utilize some spaces if necessary. Clover asked if patrons will pay for parking. Steve replied that it will be free for now but infrastructure will be installed to potentially charge in the future. Jack Matheson asked where UTA patrons will park while this is under construction. Steve replied there is limited parking that will be available at City Hall but patrons will be encouraged to park at the Maverik Center for TRAX since the City has ample parking space that can be provided there. Steve stated that there will be angled parking stalls outside of the structure for people to visit the retail spaces but parking time in these stalls will be limited. Steve briefly discussed the road network design planned for the area. There being no further business, the meeting was adjourned at 5:09 p.m. Respectfully submitted ________________________________________ Nichole Camac, Administrative Assistant