Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session October 21, 2015 The meeting was called to order at 3:32 p.m. by Chair Barbara Thomas at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Brent Fuller, Jack Matheson, Clover Meaders, Barbara Thomas, Martell Winters (conference call), and Harold Woodruff ABSENT: Latai Tupou WEST VALLEY CITY PLANNING DIVISION STAFF: Brock Anderson, Jody Knapp, Steve Pastorik, Lee Logston, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION: Brandon Hill, City Attorney Planning Commission Study Session October 21, 2015 Page 2 GENERAL PLAN CHANGE APPLICATION GP-1-2015 PETITION BY WEST VALLEY CITY REQUESTING A COMPREHENSIVE UPDATE TO THE GENERAL PLAN. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: Steve P. showed a map of the General Plan. Harold asked where TOD (Transit Oriented Development) areas were removed. Steve P. explained we have bus rapid transit down 3500 South between 2700 West and just past Bangerter Hwy. When 3500 South is widened between roughly 4000 West and Mountain View Corridor, there will be the same center of the road facility as now runs down the center of 3500 South. The widening of 3500 South,west of Mountain View Corridor, is a long term plan. Hence, density west of Mountain View was removed from 3500 S. The busiest intersections were looked at, such as the intersection at Redwood Road and 4500 South, Fairbourne Station, and 5600 and 3500 where two Bus Rapid Transit (BRT) lines cross roads. Barbara asked how far north and south these BRT lines will go? Steve P. said the BRT line on 3500 currently goes from Magna to the main north-south Trax line. There are plans to extend it further east into Millcreek. 5600 West will initially start at 6200 South and the ending point is still in debate whether it will go to downtown Salt Lake or to the airport. As part of Mountain View Corridor, UDOT agreed to put in bus rapid transit on 5600 West. Barbara asked how many years that will be. Steve P. said the trigger for providing the bus rapid transit is when Mountain View is converted to a freeway, which could take 10-15 years. Steve P. asked Planning Commissioners to let us know if they see anything that needs touched up on the General Plan. CONDITIONAL USE APPLICATIONS C-50-2015 PETITION BY SILENCERCO REQUESTING A CONDITIONAL USE AMENDMENT FOR A PARKING LOT EXPANSION. THE PROPERTY IS LOCATED AT 5511 S 6055 W ON 1 ACRE AND IS ZONED M (MANUFACTURING). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody explained that SilencerCo was posted on the last agenda, but it was not properly noticed to residents in the County. It has since been re-noticed to people in the County, and is now again on the agenda. The SilencerCo building was once a bakery that was constructed in 2005. SilencerCo moved into the building in 2008 and built an addition in 2013. In 2013, SilencerCo asked for a parking reduction as part of the review process because they have large machines that are fully automated and had very few employees. They were granted a parking reduction because they needed very little parking at that time. Their business has since grown, and they are now in need of additional parking. Jody showed a photo of 50-70 cars parked on the Planning Commission Study Session October 21, 2015 Page 3 street around SilencerCo. SilencerCo purchased another acre to the south of their property for a new parking lot. The new parking lot will hold 79 parking spaces. The City received a call from a neighbor whose property is against the berm along the back of SilencerCo. The neighbor would like to see the berm maintained. The weeds on the berm now drop seeds onto the neighbors’ lawns and create a fire hazard. The berm was landscaped at one time. There are a few straggling trees that have survived. The berm should be landscaped along the entire length of the property. Brent asked if the berm was irrigated at one time. Jody said yes, and that there should be one tree every 30 feet and 50% live plant material. Barbara asked why landscaping has not been maintained. Jody stated the City is holding the bond for their building addition. Steve P. said if landscaping on the berm is not done by spring, we will send them a notice of violation. Landscaping on the front of the building looks good. Jody explained the north side of the building was supposed to be landscaped with the building addition. SilencerCo requested that area remain unfinished because they are expecting to expand the building again. Jody said that area must be covered with gravel or some other mulch. Barbara asked if SilencerCo does anything else besides make silencers. Jody’s understanding is they just manufacture silencers. C-51-2015 PETITION BY AUTOBAHN IMPORTS REQUESTING CONDITIONAL USE APPROVAL FOR AUTO SALES. THE PROPERTY IS LOCATED AT 2675 W 2365 S ON 1.24 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - BROCK ANDERSON AT 801-963-3361) Discussion: Brock explained the applicant will need five parking spaces and the stalls need to be restriped. Brent asked if the building to the north of the property was a reception building that was using some of the property for guaranteed parking. Brock said it is used for after-hours parking. Brock said 5-6 cars at a time will be parked inside of the building. The front of the building will be used as an office and waiting area. The back of the building has an overhead door where cars are pulled out back for showing potential buyers. The car sales business is internet based, car sales are by appointment only. Hours will generally be 10-7 Monday through Saturday. The original conditional use for the property was in 1985. Existing trees and shrubs remaining from the original landscaping were discussed. There hasn’t been another conditional use since 1985. We will make it a condition that the original required landscaping be restored. Brent pointed out that the owner of the property is really responsible for landscaping, not the business trying to lease the property. We should not make the lessee responsible to landscape the owners’ property. Brandon said the owner Planning Commission Study Session October 21, 2015 Page 4 is typically the one who would be given a landscaping citation. The arrangement between the owner and the business varies from lease to lease. Barbara asked if the owner wouldn’t be given a notice of violation until next spring. Brandon responded, probably not. However, a landscaping citation doesn’t apply to weeds or debris. Barbara asked if we send the conditional use information to the property owner and does the property owner know what the conditions are? Brent asked if the conditional use is worded in such a way that the owner cannot lease their property to anyone until landscaping is complete. Jody said we use conditional use as a trigger to review instead of issuing citations and enforcement. Steve P. explained that we don’t issue a conditional use license until landscaping is fixed. Brandon said if a business has an owner who won’t maintain their property, the business will relocate. Barbara pointed out that there could be a notice of violation given if somebody saw it and took the initiative. Steve P. said we still do license inspections and we could issue a notice of violation. Conditional use is just another way to light a fire under owners to get their landscaping done. C-52-2015 PETITION BY ENSIGN ENGINEERING REQUESTING CONDITIONAL USE AMENDMENT FOR PHASE 4 AND 5 OF PRESIDENTIAL BUSINESS PARK (OFFICE/WAREHOUSE). THE PROPERTY IS LOCATED AT 2195 S AND 2242 S PRESIDENTS DR. ON 14.8 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Presidential Business Park is looking at adding four new buildings to their property. One remaining piece of the property is yet to be developed. The buildings will be similar to buildings already there. Another, future building is also planned that is not part of this application. Landscaping must comply with the Bangerter overlay zone requirements. That code requires a minimum of 6 trees every 100 feet, more dense than our regular 1 tree per 30 feet. Presidential Business Park is requesting one tree every 25 feet which is consistent with existing landscaping along their frontage. The ordinance does allow for some flexibility. Because of their large frontage and to be consistent with what they already have, we feel their request is appropriate. Barbara said the point of the overlay zone is that landscaping be more heavily applied there. If we space the trees more infrequently, there should be some other concession for landscaping other than just lawn and trees. Barbara asked if there are sidewalks in this subdivision. Jody answered there is sidewalk along the north and east sides of the roads. Usually in a manufacturing zone, sidewalks are only on one side of the road. The Planning Commission discussed bus service into the area. Planning Commission Study Session October 21, 2015 Page 5 There being no further business, the meeting was adjourned at 4:07 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant