Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session August 5, 2015 The meeting was called to order at 3:33 p.m. by Chair Barbara Thomas at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Brent Fuller, Jack Matheson, Barbara Thomas, Clover Meaders, Latai Tupou, and Martell Winters ABSENT: WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Brock Anderson, Kevin Despain, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, City Attorney Planning Commission Study Session August 5, 2015 Page 2 CONDITIONAL USE APPLICATIONS C-36-2015 PETITION BY CRAIG B LARSEN REQUESTING CONDITIONAL USE APPROVAL FOR THE WEST VALLEY CITY MY PLACE HOTEL. THE PROPERTY IS LOCATED AT 3074 S DECKER LAKE DRIVE ON 2.3 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- BROCK ANDERSON AT 801-963-3361) Discussion: Lee Logston stated that there were 4 lots that were recently consolidated into 3. He indicated that the proposed hotel will be located on the western parcel and will be 63 rooms, 4 stories, and consist of a 7800 square foot footprint. Lee indicated that parking for hotels is one space per room. The applicant would need 63 stalls but is proposing 69. Lee stated that there is a 5 foot landscaped area around the perimeter of the property and in the parking area. The applicant is currently showing this as turf but this will need to be modified since the ordinance doesn’t allow turf in areas less than 8 feet in width. Lee added that there are more trees around the building than the ordinance requires. Lee stated that there is a stem that extends to Decker Lake that will be used for utilities. The applicant is proposing to install trees, turf, plants, and a sidewalk that will extend to Decker Lake Drive and provide pedestrian access. Lee indicated that the Decker Lake Overlay Zone also requires an 8 foot sidewalk and a 6 foot park strip along Decker Lake Drive. Staff is potentially suggesting a delay agreement for this since it would be a small portion that would be developed next to a large vacant parcel. Lee indicated that access will be shared to the northwest and staff will ensure that this agreement is in place. Barbara Thomas stated that hotels now provide stalls for electric vehicles and asked if these are proposed in this location. Lee replied no. He indicated the architecture for the building itself meets the design standards on all four sides and includes a unique entry feature and different rooflines. Barbara asked if extended stay hotels have a limit on the length of stay. Lee replied that he isn’t sure but will look into this further. Barbara asked where primary access into the property will be. He indicated that most people will likely enter on the road just north of the property and utilize the shared access. Martell Winters stated that most people will go where the monument sign is and asked if it will be on this road. Lee replied yes. Harold Woodruff asked if the property to the north will likely remain a power corridor. Lee replied yes and indicated that the City has a parking easement for the Maverik Center here but it has not been improved. Barbara asked if there will be another sign on 3100 S. Lee replied no. Martell stated that the small portion of landscaping and sidewalk would seem out of place and a delay agreement may be necessary. Jack Matheson asked if the hotel will be short on parking. Lee replied no and indicated that they actually have an additional 6 stalls. Jack asked if the hotel will be constructed on wetlands. Lee replied no and stated that wetlands are further north. Jack stated that he doesn’t like the entry feature and doesn’t feel like it serves a purpose since guests can’t drive under it. Lee stated that it is more of an architectural feature and will provide pedestrian access into the building. Jack asked what material it will consist of. Lee replied primarily stone and timber beams. Jack asked if the stem used for utilities will only provide pedestrian access. Lee replied yes. Steve Lehman added that this was the only place water could be brought to the property and indicated that Granger Hunter will also allow a sewer line. Harold Woodruff stated that maintenance crews can likely still drive over the landscaping to access the lines if Planning Commission Study Session August 5, 2015 Page 3 it becomes necessary. Barbara asked if there will be a pool. Lee replied no and indicated that there will be guest lounge and laundry facility. Brent Fuller stated that the south side is the main face of the building even though most people will be entering from the northwest. Martell stated that he feels like it makes sense to have the building face 3100 S as opposed to the northwest direction which wouldn’t really serve a purpose. Brent asked what the applicant plans to do with the bottom portion of the parcel that they own. Lee replied that he is unsure but the City would like to see retail, restaurant, or a community use. Latai Tupou stated that she feels people will access the property primarily from 3100 S since the building faces that direction. Brent agreed but added that the berm will prevent people from accessing it if they are heading east. C-37-2015 PETITION BY AUTO ZOKA LLC REQUESTING A CONDITIONAL USE AMENDMENT FOR AUTO REPAIR. THE PROPERTY IS LOCATED AT 3584 S 1950 W ON 2.58 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated that this is an amendment for an auto repair business located in the KDA Business Park. He indicated that the developer received approval in 2003 to construct 3 buildings, 2 of which have been built. Kevin stated that the primary use is office warehouse and the property is zoned ‘C-2’. He indicated that there are other auto repair businesses in the complex and each have received conditional use approval one at a time. The unit consists of an office space that leads into the shop area, a single lift, and one service bay with an overhead door entrance. Kevin indicated that there will be an air compressor and the applicant will be performing basic repair work like oil changes, tune-ups, etc. and will not be doing any type of auto body or paint work. Kevin stated that there are 3 parking spaces required and the applicant meets this criteria. He added that there is also additional parking to the east since the third building hasn’t been constructed. Kevin stated that most businesses in the business park do not have a lot of volume so traffic on the site is pretty minimal. Kevin stated that there are condominium residences as well as R-1- 8 zoning near the property but this business should not impact them. He indicated that the applicant plans on operating Monday through Saturday from 9am to 5pm. Barbara Thomas asked if the air compressor is stored on the north side of the unit. Kevin replied yes. He added that the applicant is working with the Fire Department to get a hazardous material permit and ensuring that all regulations are being met. C-38-2015 PETITION BY RAWTIN GARAGE LLC REQUESTING A CONDITIONAL USE AMENDMENT FOR A PAINT AND BODY SHOP. THE PROPERTY IS LOCATED AT 2117 W 2200 S ON 1.21 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated that the applicant will occupy the east portion of the south building. He indicated that a business license was issued in past years but the business has grown bigger, relocated, and now does body repair work. He indicated that the applicant does personalized and artistic paint work on vehicles that include airbrush designs and graphics. He indicated they do not perform collision repair so there will not be wrecked vehicles being towed in. Kevin stated that there is an auto repair business that operates in the north building and he received a letter of Planning Commission Study Session August 5, 2015 Page 4 concern regarding parking for this. He indicated that issue will be resolved and added that the applicant of this application will meet the parking requirement of 4 stalls. Kevin stated that there is one operational overhead door and one lift. He indicated that the majority of work is done on the ground and employees do pull pieces of vehicles apart and sand them down. Kevin stated that there is a paint booth and the applicant is working with the Fire Department to ensure all regulations are met. He indicated that if the applicant wants to store vehicles on the rear of the building, it will need to be paved. Barbara Thomas asked why this is considered a conditional use amendment. Kevin replied that there is a conditional use for the overall site but auto service is not included in this. There being no further business, the meeting was adjourned at 4:15 p.m. Respectfully submitted ________________________________________ Nichole Camac, Administrative Assistant