Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session November 4, 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: Brent Fuller, Jack Matheson, Mathew Lovato, Clover Meaders, Barbara Thomas, Latai Tupou, and Harold Woodruff ABSENT: Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF: Brock Anderson, Ryan Harris, Freyja Johnson, Jody Knapp, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION: Brandon Hill, City Attorney Planning Commission Study Session November 4, 2015 Page 2 ZONE CHANGE APPLICATIONS Z-3-2015 PETITION BY WEST VALLEY CITY REQUESTING A ZONE CHANGE FROM ‘R-2-8’ (RESIDENTIAL DUPLEX, MINIMUM LOT SIZE 8,000 SQUARE FEET) AND ‘R-4’ (MULTI-FAMILY RESIDENTIAL) TO ‘CC’ (CITY CENTER). THE PROPERTY IS LOCATED AT 3000 W LEHMAN AVENUE ON 2.4 ACRES. (STAFF – STEVE PASTORIK AT 801-963- 3545) Discussion: Steve Pastorik explained that this property being considered for rezoning is owned by the City’s RDA. It will be rezoned to CC (City Center). All City-owned property will be under the same zoning designation. SUBDIVISION APPLICATIONS SV-3-2015 PETITION BY WEST VALLEY CITY COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT REQUESTING CONSIDERATION TO VACATE ALL OF LEON AVENUE (3550 SOUTH) AND THE REMAINING PORTION OF HOMBERG STREET (2950 WEST) AS PLATTED WTIHIN THE HOMBERG SUBDIVISION. (STAFF – STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that all of Leon Ave and Holmberg Street will be vacated. Lots adjacent to these streets will be vacated and public utility easements and encumbrances removed for a clean title at a later date. The future 3030 West road on the property will curve slightly to the east. The homes on Lehman Avenue have already been demolished. Steve Pastorik said the City recently closed on the remaining two homes. Commissioner Matheson asked if the City was able to negotiate friendly purchases of the properties. Steve Pastorik answered in the affirmative. CONDITIONAL USE APPLICATIONS C-53-2015 PETITION BY AVIS CAR RENTAL REQUESTING A CONDITIONAL USE AMENDMENT FOR CAR RENTALS. THE PROPERTY IS LOCATED AT 2040 W 3500 S ON 1.98 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Avis Rent-a-Car would like to partner with Pep Boys to open a rental car facility within the existing Pep Boys store. They will have a small desk inside the existing building and no more than ten cars available on site. Pep Boys operating hours are Mon-Sat 8-8, Sun 9-6. Proposed hours for Avis are M-F 8-6, Saturday 9-1, and Sunday 10 to 1. There is an existing pole sign on the site on which no modifications will be made. A small wall sign will be put on the front Planning Commission Study Session November 4, 2015 Page 3 of the building and another on the side. The landscaping is in need of maintenance and some missing plants need to be replaced as part of this application. The dumpster is also missing the front gate. Chair Thomas asked if there is a place to wash the cars when they are returned. Jody Knapp will check to see if Pep Boys has a wash bay. C-54-2015 PETITION BY VERIZON REQUESTING CONDITIONAL USE APPROVAL FOR A SMALL CELL ROOF MOUNT ANTENNA. THE PROPERTY IS LOCATED AT 3601 S CONSTITUTION BOULEVARD ON 44.86 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Installation of a small roof antenna is proposed on top of the Deseret Book building at the Valley Fair Mall. Jody Knapp explained the antenna may be moved to another, taller section of the roof so that it will be better screened. The cell antenna will sit quite a ways from the edge of the building. Height of the antenna is 9’. The equipment for the antenna will be located behind a dumpster enclosure and will be well screened. Equipment will be painted to match the existing utility cabinet. Commissioner Matheson likes the look of the cell antenna better without screening. Chair Thomas agrees. C-55-2015 PETITION BY MONTESSORI HOME PRE-SCHOOL REQUESTING A MAJOR HOME OCCUPATION. THE PROPERTY IS LOCATED AT 3018 COLLIE DRIVE ON .18 ACRES AND IS ZONED A (AGRICULTURE). (STAFF - RYAN HARRIS AT 801-965-7991) Discussion: Ryan Harris showed a floor plan of the home. A preschool is proposed, one class per day from 8:15-11:30 a.m. for eight children aged 5-9. An after-school tutoring program from 3:00-6:00 p.m. will also be offered for six children. The home is well kept with a nicely sized driveway that holds two cars. There is 81 feet of frontage for drop off of students. A 2’ square sign is proposed. The operator of the preschool has been informed that the sign must be placed on the side of the home, not on the lawn. Chair Thomas recommended the condition that the stairs be cleared of snow and ice before children come to school each morning. C-56-2015 PETITION BY AUTO TREND MOTORS REQUESTING A CONDITIONAL USE AMENDMENT FOR USED CAR SALES. THE PROPERTY IS LOCATED AT 3930 S REDWOOD ROAD ON 1.03 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp reported Sportsman’s Fast Cash wants to add used auto sales to their location. There will be two separate businesses inside the same Planning Commission Study Session November 4, 2015 Page 4 building, Auto Trend on one side and Sportsman’s Fast Cash on the other. Bollards and chains will separate the two parking lots. The Fire Marshall will check the layout of the parking lot. Cars in the parking lot are laid out differently than shown in the site plan. Currently the parking stalls are laid out at an angle, which is awkward because it is not one-way traffic, but two-way traffic. Jody reported that she will help them with the layout of the parking lot prior to the Public Hearing. Chair Thomas asked if there is a limit to the number of cars that can be on the lot. Jody answered that the owner shows 27 cars. It is important that there are 24’ aisles that are clear. They are not planning on making any modifications to their existing sign. The lawn is in need of maintenance. Trees should be added to the area as part of the conditions. Chair Thomas asked if the closeness of the two egress driveways will create a problem. Jody will be sure the Fire Marshall looks at that as well. C-57-2015 PETITION BY VERIZON REQUESTING A NEW CONDITIONAL USE FOR A SMALL CELL ROOF MOUNTED ANTENNA. THE PROPERTY IS LOCATED AT 3196 SOUTH REDWOOD ROAD ON 1.16 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: A cell antenna is proposed on top of the Utah Barricade Building. It will be screened from view and painted to match the building. C-59-2015 PETITION BY MILLER DEVELOPMENT REQUESTING A CONDITIONAL USE AMENDMENT REGARDING WALL AND FENCING REQUIREMENTS. THE PROPERTY IS LOCATED AT 2606 S ANNA CAROLINE DRIVE ON 13.25 ACRES AND IS ZONED RM (MULTI-FAMILY RESIDENTIAL). (STAFF - BROCK ANDERSON AT 801-963-3361) Discussion: Brock Anderson showed photos of an existing masonry wall at the Sage Gate apartment complex. Code requires the wall be 6’ above the parking lot grade because it is adjacent to a residential area. The existing wall does not meet code requirements because it slopes well below 6’. The Sage Gate apartment is asking that they be exempted from meeting the 6’ height requirement. They are unable to add height to the existing wall, so a new wall would need to be installed in front of the existing one. They feel this would create a maintenance issue, with garbage collecting between the two walls. Chair Thomas asked why the wall was not built with the correct height requirements initially. Brock responded that he does not know, the planner who was over this conditional use is no longer with the City. Commissioner Woodruff asked if the wall is tall enough to block the light from vehicle headlights. Brock Anderson said the wall does block the light for the most part. Commissioner Tupou suggested trees be planted next to the existing wall to further block the Planning Commission Study Session November 4, 2015 Page 5 light. Chair Thomas suggested we add gates in the wall so people can walk through. The trail that runs across the apartment complex will eventually connect to the Crosstown Trail system. When the area in front of the apartment complex was originally developed it was labeled as a public area. Fencing was not required by ordinance, however the developer said he wanted to install a metal fence with stone columns. The developer now wants to amend that condition so they do not have to install fencing. Commissioner Woodruff asked if it is legal for anyone to not build their conditions and then come back and appeal them. Steve Pastorik said if it were required by ordinance or part of the development agreement, the requirements are enforced. However, in this case, there is no real need for the fence because it is internal to the development. Chair Thomas feels having the fence would help lead people along the trail, so they don’t become lost. C-60-2015 PETITION BY MONTESSORI HOME PRE-SCHOOL REQUESTING A MAJOR HOME OCCUPATION. THE PROPERTY IS LOCATED AT 3018 COLLIE DRIVE ON .18 ACRES AND IS ZONED A (AGRICULTURE). (STAFF - RYAN HARRIS AT 801-965-7991) Discussion: Ryan Harris said these well-landscaped and maintained condominiums were developed in 1999. Unique Car Guy will rent out one unit, offering financial planning on one side of the unit, using 600 square feet. No car loans or title loans will be allowed. The other side of the unit will be used for on- line car sales made by appointment only. The auto sales business will use 1600 square feet. The owner is planning on holding 4-6 cars inside the unit. All walls are already in place. There is adequate parking space. Cars may not be parked outside for advertisement, but must be stored inside the warehouse. A condition is that a sign permit be obtained before a sign is put up. Chair Thomas asked if the same person is doing the financial planning and auto sales. Ryan said it is only one man doing the auto sales. It is unknown if other employees will be hired for the financial planning side. The owner is hoping to sell 30 cars a year. There being no further business, the meeting was adjourned at 4:07 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant