Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session September 3, 2014 The meeting was called to order at 3:34 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, Clover Meaders, and Latai Tupou ABSENT: Terri Mills WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Kevin Despain, Jody Knapp, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session September 3, 2014 Page 2 SUBDIVISION APPLICATIONS S-12-2014 PETITION BY ROBIN BUTLER REQUESTING A PLAT AMENDMENT FOR LOT 2 OF THE WEST VALLEY COMMERCE CENTER SUBDIVISION. THE AMENDED SUBDIVISION WILL DIVIDE THE EXISTING PROPERTY INTO TWO LOTS. THE PROPOSED SUBDIVISION IS LOCATED AT APPROXIMATELY 3358 S DECKER LAKE DRIVE AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the property owner would like the ability to sell two businesses (The Puck and Applebee’s) separately. He indicated that both properties meet area requirements for the C-2 zone and added that there will be cross access and parking agreements. Barbara Thomas asked why this wasn’t done as two separate lots in the beginning. Steve replied that there was originally only one building and indicated that The Puck didn’t come in until later. SD-1-2014 PETITION BY ABDUL AFRIDI REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE KHADEEJA CEMETERY SUBDIVISION. THE SUBDIVISION CONSISTS OF 1 LOT AND A PARTIAL DEDICATION OF WINTON STREET. THE PROPERTY IS LOCATED AT APPROXIMATELY 2516 SOUTH WINTON STREET AND IS ZONED 'A' (AGRICULTURE). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the Planning Commission and City Council vacated Elba Avenue and three different neighboring property owners gained a portion of the street. He stated that the applicant owns a mosque in the area and would now like to incorporate a cemetery on this property. Steve indicated that the applicant will need to create a cul-de-sac to allow cars to turn around on Winton Street, provide access to the cemetery, and ensure there is an adequate turning radius for emergency vehicles. Steve stated that the cemetery is a permitted use and will be reviewed at a staff level. He indicated that UTA may provide a cul-de-sac further north on Winton but this hasn’t been agreed and determined yet so the applicant would like to move forward with the proposed plan. Steve stated that he received a call from the neighbor to the west who is uncomfortable with the cemetery use but didn’t have concerns regarding the subdivision plat. Barbara Thomas asked if there will be headstones. Lee Logston replied that there will be vaults (some of which will be pre-buried) and he indicated that he doubted headstones would be ornate. Lee stated that this an Islamic cemetery and the applicant has indicated that it will be a quiet use since people don’t visit as frequently. Phil Conder asked where cemeteries are allowed in the City. Lee replied that they are similar to churches and schools and are allowed in every zone. Harold Woodruff asked if there is a minimum lot size required. Steve replied no. Lee indicated that the State is very involved and cemetery property owners must have a bond for long term maintenance. Barbara asked if there will be grass. Lee replied that there will be a landscaped border at the very least but he isn’t sure if there will be grass internally. He indicated that staff wouldn’t request this and would only address Planning Commission Study Session September 3, 2014 Page 3 if there are weeds or dust concerns. Jack Matheson asked if fencing is required. Steve replied no. Phil stated that a cemetery can be difficult regarding land use since the property will become sacred ground and is a use that will always be there and likely never change. Clover Meaders asked if there is an ordinance that addresses cemeteries. Steve Pastorik replied no and indicated that it not a common use but staff could consider creating an ordinance with set standards if the Planning Commission feels it necessary for future applications. Barbara asked if anyone can be buried here of if it is reserved for members of the Islamic faith. Lee replied it would be directly associated with the mosque and added that the applicant has considered keeping it locked off and maintaining a key entry only. Jack stated that he feels a masonry wall should be required to separate this use from the residential ones surrounding it. Steve stated that this would not be something that the Planning Commission can require as part of a subdivision application. Claire Gillmor stated that the State likely has some set standards regarding cemeteries and indicated that Legal will look into this further. Barbara asked if there is a water table issue in the area. Steve replied that there is a very high water level in the area since it is near the river. Lee added that the applicant feels that enough dirt can be brought to the site to prevent issues. He indicated that both the State and the County have approved the site for a cemetery use. Jack stated that he would like more information regarding the cemetery to ensure this is a good fit for the area. Steve replied that this is the subdivision and the use itself is permitted. He indicated that as long as the ordinances are met and the State and County approved of the site there really isn’t any way to stop this type of use from occupying the property. Lee added that he will talk to the applicant about some of the concerns raised by the Planning Commission and try to address them. CONDITIONAL USE APPLICATIONS C-49-2014 PETITION BY DENT WIZARD REQUESTING CONDITIONAL USE APPROVAL FOR AN AUTO BODY SHOP. THE PROPERTY IS LOCATED AT 2236 S 3270 W ON 4.19 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that this building was constructed in 1968 and the first file she was able to find was from 1978 which had no requirements listed. She indicated that the applicant is proposing an auto body shop which will include the painting, prep, detailing, washing, etc. of vehicles. She stated the hours of operation are Monday through Friday from 7 am – 6 pm and there will be 6-10 employees. Jody stated that most of the work comes from larger companies and a small percentage will be from the general public since the building is set so far back from the street. Jody stated that there is adequate parking on site but the applicant will need to re-stripe the stalls. She indicated that there is an outside storage yard as well that will be used but fencing will need to be brought up to standard and the surface will have to be re- paved. Jack Matheson asked if the paint booth will need to be inspected by the Fire Department. Jody replied yes. Barbara Thomas asked if people in the building to the east can see the storage yard. Jody replied yes and indicated that there is not a solid screen fence. She added that a masonry wall would not be required since the zoning is the same. Planning Commission Study Session September 3, 2014 Page 4 C-50-2014 PETITION BY NORTHWEST AUTO BUYERS REQUESTING A CONDITIONAL USE AMENDMENT FOR AN AUTO DEALER/BUYER. 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 that that this site has a specific condition in the original conditional use that states auto sales/repair businesses must return to the Planning Commission for approval. Kevin indicated that the applicant considers themselves to be a wholesaler of vehicles. They find cars to purchase online, pick them up, bring them to this site for 2-3 days, and then transport them to an auto auction where they make a margin. Kevin stated that the cars are not sold on site but they will be licensed as a dealer with the State. He indicated that no vehicles will be stored outside and no mechanic work will be done on any of the cars. Kevin stated that there will be 3 employees who work in the office space and the man doors/overhead doors to the rear will be secured. Kevin stated that a vehicle transporter company will pick up the vehicles to transport them to auction. Pick-ups will occur twice a week and will be entirely on-site. Phil Conder asked if there is a school near. Kevin replied no. C-51-2014 PETITION BY JOSE LUIS RODRIGUEZ REQUESTING CONDITIONAL USE APPROVAL FOR CAR SALES AND TITLE LOANS. THE PROPERTY IS LOCATED AT 4297 W 3500 S ON .45 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that this is a unique piece of property with a small office building toward the front of the lot and residential homes to the rear. She indicated that the commercial and residential uses use the same access to enter the property. Jody stated that there is no landscaping or parking to the front and this will need to be kept open. She indicated that there are 5 parking stalls, 2 of which will be used for display of vehicles. Jody stated that hours of operation are Monday through Saturday from 9 am to 7 pm and there will be no mechanical work done on site. She indicated that a 3rd party will do repossessions of vehicles for the title loan portion of the business and none of these vehicles will be brought to the site. Jody indicated that the only signage will be on the building and will meet ordinance requirements. Jody stated that no modifications are being done to the site and the applicant will be using it as is. Harold asked what the zoning is. Jody replied C-2 in the front but R-1-8 toward the back. Latai Tupou asked if there will be two cars for sale. Jody replied yes. Latai asked if the cars will stay outside, even at night. Jody replied yes. C-52-2014 PETITION BY GREAT WESTERN LEASING REQUESTING CONDITIONAL USE APPROVAL FOR TRACTOR AND TRAILER SALES AND LEASING. THE PROPERTY IS LOCATED AT 6419 W 2100 S ON 2.02 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that there is a main office toward the front of the property that will be the leasing office and another building toward the back of the Planning Commission Study Session September 3, 2014 Page 5 property where modifications, etc. will occur. Jody indicated that the applicant will be required to bring landscaping up to code and stated a landscape buffer along the boundary will be provided as well as landscaping for a high image arterial. She stated that there isn’t really a storm drain system on the property but there is a retention area in the back and the applicant may need to do more but this will be worked out with Public Works. Jody indicated that there will be a small display area that will be bermed up and will be out of the setback area. Jody stated that an addition that was added to the front building will be removed but the applicant will not need to meet commercial design standards. She indicated that a pergola was added to the side of the building where the main entrance is located but the back of the building is pretty simple. Jody stated that additions will also be removed from the back building as well. She indicated that a lighting plan will need to be submitted for the parking lot and a few additional light poles may need to be added. Jody stated that the existing pole sign doesn’t appear to have been in continuous use since 2002 and the ordinance states that a non-conforming pole sign that has been abandoned for more than 60 days must be removed. She indicated that the applicant will have to prove that the sign has been used within the last 60 days or they must remove it and can build a monument sign if they wish. C-53-2014 PETITION BY HANSEN, ALLEN & LUCE, INC REQUESTING CONDITIONAL USE APPROVAL FOR SITE IMPROVEMENTS TO AN EXISTING WELL SITE. THE PROPERTY IS LOCATED AT 1313 W 3300 S ON 1.37 ACRES, IS ZONED 'C-2' (GENERAL COMMERCIAL), AND IS WITHIN THE JORDAN RIVER OVERLAY ZONE . (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that this is an older well site and the applicant would like to do improvements to the property. She indicated that the building will stay but streetscape improvements will be added. She stated that the lot will be paved, parking spaces will be added for employees, and a drainage facility will be included toward the back of the property. Jody stated that there isn’t a lot of frontage but the applicant is showing some shrubs in the front landscaping. She indicated that staff will request a tree in this space if possible. She stated that this is an unmanned utility station and is not near residential. Jody indicated that a wrought iron fence with brick pillars will also be added. Barbara Thomas stated that she is happy the site is being cleaned up. There being no further business, the meeting was adjourned at 4:24 p.m. Respectfully submitted ________________________________________ Nichole Camac, Administrative Assistant