Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session November 2, 2016 The meeting was called to order at 3:32 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, Latai Tupou, Martell Winters, and Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF: Ryan Harris, Jody Knapp, Steve Pastorik, Greg Robinson, and Brenda Turnblom WEST VALLEY CITY LEGAL DEPARTMENT: Brandon Hill CONDITIONAL USE APPLICATIONS C-46-2016 PETITION BY SEALMASTER REQUESTING CONDITIONAL USE APPROVAL FOR PAVEMENT SEALER STORAGE, SALES AND MANUFACTURING. THE PROPERTY IS LOCATED AT 6790 WEST UTAH HWY 201 ON 10 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp reported that this property used to be an A-1 Auto Parts store. The rear storage lot has been cleaned up and the salvage cars have been removed. We are reviewing just the use of the building at this time. The new applicant, SealMaster, makes and sells concrete and asphalt sealer, sport court and roofing products, paint for striping parking lots, tools, and equipment. The applicant plans on no outside storage being needed. Planning Commission Study Session November 2, 2016 Page 2 Commissioner Winters asked if this property falls under the High Image Arterial Commercial Design Standards. Jody Knapp answered yes, however, trees will be planted instead of lawn because the soil in the area is harsh. SealMaster will need to comply with the original landscaping plan. Three large storage tanks will be located inside of the building. Two will contain heated liquid asphalt and will be between 17 and 20 feet tall. The third tank will contain powdered limestone and will be 40-50 feet tall. Also inside the building will be delivery storage tanks as well as clay, sand, asphalt, and water to be mixed to make sealant compounds. Jody Knapp noted there is a drainage ditch in front of the property that needs to be revegetated. There are not any storm drain facilities in the area, so there is no need to cover or pipe the ditch. A berm will need to be installed in the landscaping. The overall site is ten acres and it is freeway oriented, so a pole sign is allowed. C-47-2016 PETITION BY PYRAMID AUTO SALES, INC. REQUESTING CONDITIONAL USE APPROVAL FOR AUTO SALES AND SERVICE. THE PROPERTY IS LOCATED AT 4565 WEST 3500 SOUTH ON 3.03 ACRES AND IS ZONED C2 (GENERAL COMMERCIAL). (STAFF - GREG ROBINSON AT 801-965-7992) Discussion: Greg Robinson mentioned that this property has been used by the Fraternal Order of Eagles since 1974. Three parcels are included in this site. There are four sections of the existing building. The first section will used for auto sales, the last one for maintenance and repair. The middle sections will be either remain unused or will be used for storage. The applicant is aware that storage must be less than 50% of the square footage of the building. Greg Robinson noted the current monument sign on the property is too high and must be modified to meet City standards. Landscaping needs to be updated by adding trees. The existing pavement is in bad shape and must be redone. Siding on the building will be repaired and the existing fence will be painted. Commissioner Matheson asked if a masonry wall will be required next to the residential area. Greg Robinson responded that because the rear of the lot will remain unused and unimproved, a masonry wall with landscaping is not required at this time. Greg Robinson reported that a resident in the area asked that homes behind the property on the south side be protected from lighting. Greg Robinson recommends that the lights be turned off at night or at least shielded. Greg Robinson confirmed a dumpster enclosure will be installed on the east side Planning Commission Study Session November 2, 2016 Page 3 of the property. There is also what appears to be an RV dump on the property that will be removed. Some windows and two overhead doors that are currently covered will be brought back into use. Commissioner Winters asked about the enforcement of architectural design standards with this change of use. Brandon Hill said because this is an existing building, we cannot require that the building be fully compliant with design standards, which essentially would mean demolishing and rebuilding the structure. We can require some maintenance and improvement be done on the streetscape to improve the appearance of the building. We are working on some recommendations to do this. There being no further business, the meeting adjourned at 4:00 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant