Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session April 5, 2017 The meeting was called to order at 4:31 p.m. by Chair Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Brent Fuller, Mathew Lovato, David McEwen, Clover Meaders, Martell Winters, and Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF: Brock Anderson, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION: Adrienne Bossi ZONE CHANGE APPLICATIONS Z-2-2017 PETITION BY DAVE DOMINGUEZ REQUESTING A ZONE CHANGE FROM A (AGRICULTURE, MINIMUM LOT SIZE ½ ACRE) TO M (MANUFACTURING). THE PROPERTY IS LOCATED AT 7104 W GATES AVENUE ON 0.45 ACRES. (STAFF – STEVE PASTORIK AT 801- 963-3545) Discussion: Steve Pastorik said this property is surrounded by Manufacturing and Agricultural zones as well as some vacant lots. The owner proposes to surround most of the property with an 8’ precast wall which is not required, but will be a nice improvement to the area. The inside of the property will be used as a storage yard. The owner plans to build a small office building for his construction business in the future. Planning Commission Study Session April 5, 2017 Page 2 If zoning is approved, there is a site plan issue: There is a 5% landscaping requirement in the M (Manufacturing) zone, with 20’ of landscaping adjacent to a street. This small, irregularly-shaped piece of property has triple frontage. Following the letter of the law, almost 40% of this property would be required to be landscaped. Steve Pastorik said this looks like a good situation for a variance. The owner hopes to reduce the amount of landscaping by beginning the landscaping 20’ from the back of the curb as opposed to 20’ from the property line. Today’s discussion is whether we should change zoning from A to M. Chair Meaders asked if the same use could be done in the LI (Light Industrial) zone. Steve Pastorik answered it needs to be M, the LI zone has a cap on the percentage of property that can be used for storage. This use is initially 100% storage. Steve Pastorik said another challenge with the LI zone is that there is a minimum lot size, and this property does not meet that requirement. Steve Pastorik said because this property is wedged next to a freeway off ramp, it does not make sense to put a home here. Commissioner Winters said because the property is not big enough for LI zoning, the M zone makes sense. Z-3-2017 PETITION BY PAMELLA DE FREITAS REQUESTING A ZONE CHANGE FROM LI (LIGHT INDUSTRIAL) TO M (MANUFACTURING). THE PROPERTY IS LOCATED AT 2271 SOUTH LESTER STREET (5700 W) ON 0.22 ACRES. (STAFF – STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik said this property is within an area that staff refers to as the salvage yards. Last year the City rezoned this property and additional properties to the north and south from Manufacturing to Light Industrial. Steve Pastorik explained that as early as the 1970’s, storage began showing up in the area. Back then there was nothing within a mile of the site. Now 5600 West is a gateway to the City and the Mountain View Corridor will make the area even more visible. Over the years there have been numerous enforcement efforts in this area. There is an outstanding code enforcement case on this property as well as on other neighboring properties ordering that the vehicles be removed. This property was previously used as an impound lot. The business terminated their license and ceased to operate. Eleven months later the City rezoned the property. The owner would now like to resume the use of the property as an impound lot. Because it has been rezoned and the license has been terminated, the new zone governs and an impound lot is no longer allowed. There are virtually no improvements on this property. Steve Pastorik said he has informed the owner that he sees no reason this will be approved, but she is welcome to submit an application. In a letter, the owner made three statements: 1. The owner said she did not receive notice of the rezone. Steve Pastorik Planning Commission Study Session April 5, 2017 Page 3 said a notice was sent to the address that is on file with the County Assessor, where the property tax notice goes. We verified that the notice was sent to the owner of record and followed City procedure. 2. The owner requested consideration to pay her license due retroactively to reinstate her license. Steve Pastorik said because the license was terminated and the property was rezoned, the City cannot reinstate her license, nor does the Planning Commission have the authority to do so, unless the property is rezoned to Manufacturing. 3. The owner said according to the Light Industrial Zone, there is no type of business related to her industry (towing) that can be done, nor can she do anything else. Steve Pastorik said there are 40 allowed permitted or conditional uses listed in the LI zone. Steve Pastorik reported that City staff feels strongly that we do not want to go back to M zoning on this property, even if improvements are put in. We don’t want to perpetuate a towing or impound yard, but a light industrial use. Commissioner Winters noted that had the owner received notification of the zone change, there was a moratorium in place at the time that would have prevented her from reinstating her license. CONDITIONAL USE APPLICATIONS C-6-2017 PETITION BY IG SIGN REQUESTING CONDITIONAL USE APPROVAL FOR AN ELECTRONIC MONUMENT SIGN FOR MASTER LUBE. THE PROPERTY IS LOCATED AT 4650 SOUTH CONSTITUTION BOULEVARD ON 0.3 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL) (STAFF - BROCK ANDERSON AT 801-963-3361) Discussion: Brock Anderson explained that the Planning Commission does not usually review monument signs. This sign is coming before the Planning Commission as a conditional use because City code says the electronic portion of the sign cannot be more than 50% of the sign face. The sign face of this proposed monument sign is 40 sq.ft. and the electronic portion is almost 25 sq.ft., which exceeds the limit. Landscaping will be installed around the sign. Chair Meaders said this is a dangerous traffic area and an electronic sign could be a distraction. Brock Anderson said City code specifies no animation, controls brightness, and states how long the sign must remain static before it changes. C-7-2017 PETITION BY MAVERIK REQUESTING CONDITIONAL USE APPROVAL FOR A CONVENIENCE STORE. THE PROPERTY IS LOCATED AT 2175 SOUTH REDWOOD ROAD ON 1.31 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: In Jody Knapp’s absence, Brock Anderson said there is an existing Utopia building on the property that will be torn down. Landscaping will need to Planning Commission Study Session April 5, 2017 Page 4 meet the Redwood Road Streetscape requirements. Because the property is adjacent to Hwy 201, another high image arterial, there is a 20’ landscaping requirement. Maverik is proposing 15’ of landscaping. City Staff thinks that is reasonable because there is already a large buffer between the property and Highway 201. Maverik is proposing that 19% of the property be landscaped, which is above the 15% minimum landscaping requirement. Brock Anderson said the new building will need to meet all commercial design standards. The gas canopy will need to match the building, typically by putting a rock base at the bottom of the pillars. Brock Anderson showed an existing pole sign that is nonconforming. Because this is a freeway-oriented pole sign, face changes will be allowed to the sign without changing the cabinet size or the pole. There being no further business, the meeting adjourned at 4:17 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant