Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session October 5, 2016 The meeting was called to order at 3:35 p.m. by Chair Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Brent Fuller, Mathew Lovato, Jack Matheson, David McEwen, Clover Meaders, Martell Winters, and Harold Woodruff ABSENT: Latai Tupou WEST VALLEY CITY PLANNING DIVISION STAFF: Brock Anderson, Ryan Harris, Jody Knapp, Steve Lehman, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY LEGAL DEPARTMENT: Brandon Hill WEST VALLEY CITY COMMUNITY AND ECONOMIC DEVELOPMENT: Freyja Johnson Planning Commission Study Session October 5, 2016 Page 2 SUBDIVISION APPLICATIONS S-20-2016 PETITION BY CRAIG LARSEN REQUESTING A PLAT AMENDMENT FOR LOT 2G OF THE E-CENTER RETAIL SUBDIVISION. THE PLAT AMENDMENT IS BEING PROPOSED TO CREATE AN ADDITIONAL LOT WITHIN THE SUBDIVISION. THE SUBDIVISION IS LOCATED AT APPROXIMATELY 3074 SOUTH DECKER LAKE DRIVE, CONSISTS OF 2 LOTS ON 2.15 ACRES, AND IS ZONED M (MANUFACTURING). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman said this plat amendment will allow the south portion of the property to be developed, however, we do not yet know what will be built there. S-24-2016 MIKE STEWART IS REQUESTING A PLAT AMENDMENT FOR LOTS 119-135 AND PARCEL C OF THE VILLAGES AT WESTRIDGE PHASE 1 PUD. THE AMENDED PLAT CONSISTS OF 14 UNITS AND 1 PARCEL ON APPROXIMATELY .80 ACRES. THE SUBDIVISION IS LOCATED AT 5345 SOUTH 5680 WEST AND IS ZONED R-1-4. (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Commissioner Fuller is concerned about the units that face an unattractive road (5400 South) being isolated from the rest of the units because of a double layer of parking. Steve Lehman indicated there will be a large setback, probably 25-30 feet. Developers believe they can market this because of the greater setback. S-25-2016 MIKE STEWART IS REQUESTING FINAL PLAT APPROVAL FOR PHASES 4 AND 5 OF THE VILLAGES AT WESTRIDGE PUD. THIS DEVELOPMENT CONSISTS OF 56 LOTS ON 5.92 ACRES. THE SUBDIVISION IS LOCATED AT APPROXIMATELY 5315 SOUTH 5680 WEST AND 5400 SOUTH 5680 WEST AND IS ZONED R-1-4 (SINGLE FAMILY RESIDENTIAL). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman reported that Phase 1 was platted in 2011 and Phase 2 is just finishing. Phase 3 will be done at a later time and will include a 1.35 acre City park. Steve Lehman showed how the subdivision will be laid out for Phases 4 and 5. Two pieces of property included in Phases 4 and 5 will include a play structure and a pavilion that will be maintained by the HOA. CONDITIONAL USE APPLICATIONS C-38-2016 PETITION BY TECHNOLOGY ASSOCIATES, REPRESENTING VERIZON, REQUESTING CONDITIONAL USE APPROVAL FOR A SMALL CELL ROOF MOUNT ANTENNA. THE PROPERTY IS LOCATED AT 3232 SOUTH REDWOOD ROAD ON 1.22 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497) Planning Commission Study Session October 5, 2016 Page 3 Discussion: Jody Knapp described the 2’ canister antenna that will be installed on top of the Utah Barricade and Safety Supply and Sign building. It will measure 5’ above the parapet wall. It will be set back 6’ from the exterior front wall of the building and 46’ from the edge of Redwood Road. The antenna will not be screened and will be painted to match the building. Equipment will not be visible from the road. No generators will be at this location. C-39-2016 PETITION BY TECHNOLOGY ASSOCIATES, REPRESENTING VERIZON, REQUESTING CONDITIONAL USE APPROVAL FOR A SMALL CELL ROOF MOUNT ANTENNA. THE PROPERTY IS LOCATED AT 5675 WEST 6200 SOUTH ON 22.65 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp said this 2’ canister antenna will be placed on top of a Walmart roof, 37’ and 56’ sqft from the edges. It will measure 3’ above the parapet wall and 7’9” from the roof deck. The applicant is requesting no screening on the antenna. Equipment will be in a screened area. C-40-2016 PETITION BY TECHNOLOGY ASSOCIATES, REPRESENTING VERIZON, REQUESTING CONDITIONAL USE APPROVAL FOR A SMALL CELL ROOF MOUNT ANTENNA. THE PROPERTY IS LOCATED AT 4570 SOUTH 4000 WEST ON 8.01 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963- 3497) Discussion: Jody Knapp said this antenna will be placed on top of a Neighborhood Walmart building. It will be set back 37’ from the front of the building and 47’ from the side. It will measure 3’ above the parapet wall and 8’6” from the roof deck. It will be painted to match the building. Equipment will be placed in the far back corner of the building. C-41-2016 PETITION BY NICOLE TANNER, REQUESTING CONDITIONAL USE APPROVAL FOR A HOME PRESCHOOL. THE PROPERTY IS LOCATED AT 6891 WEST COPPER HILL DR. ON 0.19 ACRES AND IS ZONED R-1-8 (SINGLE FAMILY RESIDENTIAL). (STAFF - BROCK ANDERSON AT 801-963-3361) Discussion: Brock Anderson reported the applicant plans to offer classes Mondays, Wednesdays, and Fridays 9:00 to 11:30 a.m. and Tuesdays and Thursdays 9:00 – 11:30 a.m. The applicant is anticipating six children per session, however, City code allows up to ten children per session. The applicant plans on one session per day. City code allows for two sessions a day with a 30 minute break between sessions. Drop off and pick up of students must be in the driveway. Planning Commission Study Session October 5, 2016 Page 4 C-42-2016 PETITION BY MOUNT OLYMPUS AUTO SALES REQUESTING CONDITIONAL USE APPROVAL FOR USED CAR SALES. THE PROPERTY IS LOCATED AT 2382 SOUTH REDWOOD ROAD ON 3.15 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - RYAN HARRIS AT 801-965-7991) Discussion: Ryan Harris explained Mount Olympus Auto Sales has a retail sale lot in Salt Lake City. This second location will be used to sell wholesale to car dealerships. If any retail sales are done at this new location, they will be by appointment only. Ryan Harris noted parking lot striping and landscaping look good. Warehouse space is 10,550 sqft. Office space is 1,450 sqft. Five employees currently working at the other lot will come to the new lot as needed. There will be no washing or mechanical work done on this site. There are ten existing parking spaces on the property. The City parking requirement for this application is 26 parking spaces. Ryan Harris reasoned that the parking lot requirement may be reduced because not all employees are there at the same time, sales are by appointment only, and there will not be a high volume of traffic. Ryan Harris mentioned that no trucks or semis will drop off vehicles for sale, employees will drive vehicles for sale to the site. Commissioner Matheson asked how many parking spaces are required before ADA requirements must be followed. Ryan Harris will find out and report back at next meeting. C-43-2016 PETITION BY BART WARNER DEVELOPMENT REQUESTING CONDITIONAL USE APPROVAL FOR TRUCK AND TRAILER PARKING. THE PROPERTY IS LOCATED AT 5137 WEST 2400 SOUTH ON 7.11 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp explained the applicant plans to develop only a portion of this site. Landscaping will be installed in front of the property and a hard surface will be laid for parking trucks and trailers. A lighting plan needs to be submitted for the parking lot. Additional parking will be addressed after the rest of the property is developed. Jody Knapp reported 5% landscaping is required. Only one access is allowed every 200 feet, so one access will need to be eliminated. No signage is planned for this location. C-44-2016 PETITION BY SPRINTER TRUCK FACILITY REQUESTING CONDITIONAL USE APPROVAL FOR A SALES, SERVICE, AND PARTS CENTER. THE PROPERTY IS LOCATED AT 5396 WEST ENGLAND COURT ON 2.32 ACRES AND IS ZONED M Planning Commission Study Session October 5, 2016 Page 5 (MANUFACTURING). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp mentioned that this property was originally developed in 1994 as the West Valley Truck Center. It was approved in 2001 as a temporary truck and trailer overflow lot. This building will be required to meet commercial design standards. Primary materials are metal and concrete. There will be a wash bay and six service bays. The applicant will be required to add trees, shrubs, and groundcover to the landscaping plans. Signage for the building was discussed. Jody Knapp stated that the architect has indicated in writing that there will be no ground signage. Elevations for the building include signage. The applicant does not qualify for a pole sign. Commissioner Matheson mentioned their plan could be to have signage located on the overall truck center pole sign. Jody Knapp said we can discuss signage with the applicant at the public hearing. C-45-2016 PETITION BY REED KNIGHT REQUESTING CONDITIONAL USE APPROVAL FOR AN OFFICE/WAREHOUSE. THE PROPERTY IS LOCATED AT 1855 WEST 3600 SOUTH ON .45 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963- 3497) Discussion: Jody Knapp noted that this property fronts a private road, so the property line goes to the center of the road. The CC&Rs for this property say the building setback is 40’ from the center line in the road. Jody Knapp reported that Reed Knight wishes to keep warehouse and garage on the property for his own use and will lease out the office space. The front of the building meets our commercial design standards, however, the sides of the building need more relief. Some trees have been removed or have died since the property was developed in 1998. There is 20% landscaping, the requirement is 15%. Commissioner Winters asked if the current fence is sufficient the way it is now. Jody Knapp said a masonry fence will be required along the back of the property. There being no further business, the meeting adjourned at 4:20 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant