Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session December 2, 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, Mathew Lovato, Clover Meaders, Barbara Thomas, Martell Winters, and Harold Woodruff ABSENT: Latai Tupou WEST VALLEY CITY PLANNING DIVISION STAFF: Brock Anderson, Ryan Harris, Jody Knapp, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION: Brandon Hill, City Attorney Planning Commission Study Session December 2, 2015 Page 2 SUBDIVISION APPLICATIONS S-26-2015 PETITION BY ADAM MAHER REQUESTING FINAL PLAT APPROVAL FOR THE CABCO 5600 WEST CONDOMINIUM. THIS APPLICATION WILL AMEND LOT 1B OF THE CABCO 5600 WEST SUBDIVISION LOT 1 AMENDED PLAT. THE PROPERTY IS LOCATED AT 2514 SOUTH 5600 WEST ON 1.5 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman said this application is for the purpose of doing a condominium plat. The advantages of doing a condominium is that the owners will take more of an interest in the property as opposed to leasing. It is not being proposed that the interiors of the buildings be changed, just the buildings themselves. There will be common areas and limited common areas for parking and cross access. Access to the property is from the South, along the Riter Canal. There are four buildings that will be converted into condominiums. Not all of them have been constructed yet. The buildings will be sold independently. Chair Thomas asked if the buildings were previously used as apartments. Steve Lehman clarified these are commercial retail buildings. (There can be industrial or commercial condominiums as well as residential.) Chair Thomas asked if there is only one access point off of 5600 South. Steve Lehman said that is correct. There will be other access when the bridge is constructed over the Riter Canal. Funding for the bridge is not in place yet. It will be built as part of Phase I of the subdivision. Steve Pastorik explained the bridge over the canal will be paid for by the apartment development to the south, as part of their conditional use agreement. They are required to make two payments to the City, each for half of the cost of the bridge. The first payment was recently made and the second payment is due in 2017. Steve Lehman stated it is the City’s responsibility to build the bridge and it is the developer’s obligation to construct the roadway within the subdivision. We do not want the road built until the bridge is installed to be sure the grading is in alignment. Chair Thomas asked if it will be roughly another 1-1/2 years until the bridge is installed. Steve Pastorik said the City could fund the bridge and be reimbursed later to expedite the project. However, his understanding is that Public Works will wait until we get the second payment. Eventually Anna Caroline (road) will extend north to 2400 South. Steve Pastorik showed an aerial view of the property on Google Earth. He showed how the roads will be rerouted when Mountain View Corridor is constructed through this area. UDOT has created a website for the Mountain View Corridor where the preliminary design of the freeway can be seen, overlaid on an aerial photo. To connect to this handy tool, Google “Mountain View Corridor” and click on “Interactive Map”. http://www.udot.utah.gov/mountainview/sites/udot.utah.gov.mountainview/intera Planning Commission Study Session December 2, 2015 Page 3 ctive_map/phase_one/index.html S-27-2015 PETITION BY COLBY ANDERSON WITH DOMINION ENGINEERING, AND REPRESENTING REDWOOD BROADBENT SLC, REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE REDWOOD BUSINESS CENTER SUBDIVISION. THE SUBDIVISION WILL CONSIST OF 3 LOTS ON 4.9 ACRES. THE PROPERTY IS LOCATED AT 2850 SOUTH REDWOOD ROAD AND IS ZONED C-3 (TRANSITIONAL COMMERCIAL). (STAFF - STEVE LEHMAN AT 801- 963-3311) Discussion: Steve Lehman explained there are three existing buildings constructed on this property. The owner of the property would like to subdivide each of these buildings so he can sell them individually. All improvements are in along Redwood Road. Accepting the dedication of property is a little bit of a gray area because there are no proposed improvements being made, only subdividing the property. We will ask the owner if he is willing dedicate the property for the full width of Redwood Road. Steve Lehman will talk to Brandon Hill about that to see if that’s off the table. The owner has provided documentation for cross access and parking agreements that will be reviewed in conjunction with the plat. Chair Thomas asked if there is a limit to the number of acres that can be zoned C-3. Steve Lehman said that does not impact this piece of property. The uses that are already there are in concert with the C3 zone. Commissioner Woodruff asked if Granger/Hunter will want a piece of the property. Steve Lehman said Granger/Hunter has new management and they are not as stringent with the old fashioned requirements. S-28-2015 PETITION BY JUSTIN PETERSEN WITH LOCHNER, AND REPRESENTING WAL-MART REAL ESTATE BUSINESS TRUST, REQUESTING A PLAT AMENDMENT TO LOT 1 OF THE WEST VALLEY COMMERCIAL RETAIL CENTER SUBDIVISION. THE AMENDED PLAT WILL CREATE A NEW LOT TO BE KNOWN AS LOT 1B. THE PROPERTY IS LOCATED AT 6200 SOUTH 5600 WEST ON 22.6 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: This proposal is to create a one acre piece of property for a liquor store within the existing subdivision plat. There will be cross access and parking arrangements with the existing Wal-Mart. The site, being one acre, should be fine with parking. Overflow parking will spill out into easements. This application is strictly land based. Later down the road a conditional use application may address other types of concerns that may arise from this type of land use. Planning Commission Study Session December 2, 2015 Page 4 CONDITIONAL USE APPLICATIONS C-61-2015 PETITION BY TRAVIS CUNNINGHAM REQUESTING A NEW CONDITIONAL USE FOR EL POLLO LOCO, A FAST-FOOD WITH DRIVE UP. THE PROPERTY IS LOCATED AT 5675 W BRUD DRIVE ON .46 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497). Discussion: Jody Knapp said this pad used to be a Tesoro gas station that has since been removed. She showed the configuration of the future building. Drive up will be on the north side of the building, traffic entering at 3100 South and Brud Drive. Parking can be accommodated on the site with cross access to more parking. Jody Knapp confirmed that design standards are close to being met. More windows are needed to reach 40% window coverage. More stone and other elements need to be added, especially on the west side of the building. There is about a 50/50 split between the seating and kitchen area. Jody Knapp showed that landscaping slopes up to the site. Due to the elevation of the road vs. the elevation of the lot it would be difficult to install a berm. Originally a 4’ masonry wall was planned instead of a berm. Usually we only require a 2’-3’ wall. A few of the trees have been removed. The wall was also recently removed. The plans that have been submitted do not show a wall. Jody Knapp feels it is reasonable to require a 2’ wall with landscaping. She is not sure where the 4’ wall plan came from. Perhaps it was a suggestion by the applicant, but 4’ is not required by code. Jody Knapp reported that initially there should have been a berm because there is parking next to the road. Jack Matheson said the drive through is on the north side, so headlights would be a problem. Chair Thomas mentioned it would be difficult to see cars coming around the curve. Mathew Lovato is concerned cars will stack up the street when the restaurant drive-through is busy. Jody confirmed that this plan was sent to our traffic engineer for his review and he did not see any problems. Proposed signage was 10’ tall. Jody informed the applicant that signage can only be 6’ tall with a minimum 1’ masonry base. Chair Thomas asked if the applicant knows about landscaping requirements around the sign. Jody Knapp answered yes. Planning Commission Study Session December 2, 2015 Page 5 C-62-2015 PETITION BY KAUFMAN CAR SALES AND EXPRESS TRACTOR TRAILER SERVICE REQUESTING CONDITIONAL USE APPROVAL FOR AUTO SALES AND SERVICE. THE PROPERTY IS LOCATED AT 2061 WEST 2300 SOUTH ON 2.26 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - RYAN HARRIS AT 801-965-7991) Discussion: This application involves two different businesses owned by two different people. They are interested in occupying part of the South side of the building. Each business will take up about 2,100 square feet and have one large overhead bay door. The entire building is about 31,000 square feet. Kaufman Car Sales plans on having 6-8 cars at a time that will be stored indoors. Cars will be shown by appointment 12-5 M-F. Express Tractor Trailer Service doesn’t do oil changes, but mainly works on engines and shocks. They will work on diesel, pick-up, and small box trucks and cars. They will be open 9-5 M-F. There won’t be any auto body work or painting on the site. Right now they have 20 parking spaces. They will need to add eight more spaces. Landscaping looks good. The whole site is screened by a fence. Chair Thomas asked about an old chain link fence with privacy slats that is need of repair. Could we ask the business owners to fix the fence? Jody Knapp said the fence should be maintained, however, we don’t know who the fence belongs to. Brandon Hill said if the fence is on the property it is reasonable to ask them to repair it. Chair Thomas asked if there will be a lift used for engine repairs. Ryan reported the property owner said he will not have a lift, but will open up the engines from the top. Mathew Lovato, a previous mechanic, said not using a lift makes no sense at all. Brent Fuller asked, if the business owner is working on engines, will he need an oil collector? Jody Knapp said the Fire Department will review all that with the business license application. C-63-2015 PETITION BY VERIZON WIRELESS REQUESTING CONDITIONAL USE APPROVAL FOR A SMALL CELL ROOF MOUNT ANTENNA. THE PROPERTY IS LOCATED AT 2851 S REDWOOD ROAD ON .71 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp showed a picture of the small cell roof antenna that will be set back 11’ from the end of the building and 11’ from the side. The equipment for the antenna will be placed on the roof, completely screened behind the parapet wall. The height of the antenna is 4’ above the parapet wall. Jody Knapp questioned the owner how many more of these antennas will be Planning Commission Study Session December 2, 2015 Page 6 proposed. Verizon answered there should only be about three more. C-64-2015 PETITION BY SICARIOS COLLISION REPAIR REQUESTING CONDITIONAL USE APPROVAL FOR AN AUTO BODY SHOP. THE PROPERTY IS LOCATED AT 2187 W 2200 S ON 1.21 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - RYAN HARRIS AT 801-965- 7991) Discussion: Ryan Harris reported Sicarios Collission Repair will occupy about 5,000 square feet, about half of the building. They do auto body dent repair, replacement of parts, parts fabrication, frame repair, light welding, painting, buffing, and detail work. No mechanical work will be done. There are two large bay doors. There are 15 parking stalls. They will be open 8-7 M-F, 10-5 Sat. There will be four full time employees, perhaps adding a fifth employee during the second year of operation. They plan on taking in 5-8 automobiles at a time. Cars will not be stored outside, except in the outside fenced storage area that is not visible from the road. Chair Thomas asked if there will be cars parked outside that parts are being taken from. Ryan answered that cars that are being worked on will be stored inside. If they don’t all fit inside the building, a few may be stored in the outside storage area. Ryan Harris has informed the owner that he must come in for a sign permit. A hazardous materials permit and a building permit are also required for a proposed paint booth. C-65-2015 PETITION BY SALT LAKE COUNTY PARKS AND RECREATION REQUESTING CONDITIONAL USE APPROVAL FOR A MONUMENT SIGN WITH BONUS SIGNAGE. THE PROPERTY IS LOCATED AT 6252 W 6200 S ON 53.82 ACRES AND IS ZONED A (AGRICULTURE). (STAFF - BROCK ANDERSON AT 801-963-3361) Discussion: Brock Anderson showed site plans for a monument sign proposed for Lodestone Park. The frontage of the park is about 1800 feet. The ordinance allows one monument sign for every 200 feet of frontage. In the agricultural zone, monument signs can only be 5’ tall with 50 square feet of sign area. With 1800 square feet of frontage, potentially nine monument signs could be allowed. The County is only requesting one sign, which is something to keep in mind while considering the bonus sign. The overall height of the proposed sign is 8-1/2’, with a total area of 160 square feet. There is one section of the ordinance that allows an applicant to submit an alternative sign plan for unique and special circumstances. It will be up the Planning Commissions’ discretion to determine how big and tall to let the sign go. Brock Anderson showed the landscape plan. There is a good mix of trees, shrubs, Planning Commission Study Session December 2, 2015 Page 7 ornamental grasses, ground cover, and flowers. The landscaping is well beyond what the City requires. It was the consensus of the Planning Commission that the bonus sign is a reasonable request and they agreed the sign looks very nice. C-66-2015 PETITION BY ADRENALINE AUTOMOTIVE REQUESTING CONDITIONAL USE APPROVAL FOR USED AUTO SALES. THE PROPERTY IS LOCATED AT 2698 S REDWOOD ROAD, UNIT N ON 3.55 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - RYAN HARRIS AT 801-965-7991) Discussion: Ryan Harris showed the site plan for Adrenaline Auto. Five parking spaces are required. The owner has issued a letter designating the five parking spaces. Adrenaline Auto plans on having 2-4 automobiles at a time for sale, which will be stored inside. Adrenaline Auto will purchase specific vehicles per the customers’ request. The customer tells what kind of vehicle they want, Adrenaline Auto finds it and buys it, then sells it to the customer. They will have internet sales as well. Any auto that is purchased will need to be stored inside, not in the five parking spaces. No auto repair, maintenance, detailing, or washing will be done, only sales. There being no further business, the meeting was adjourned at 4:28 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant