Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING SEPTEMBER 20, 2023 The meeting was called to order at 3:30 p.m. by Chair Fuller in the Community Development Conference Room, Suite 220, at West Valley City Hall 3600 Constitution Boulevard, West Valley City, UT 84119, and using Zoom at https://us06web.zoom.us/j/88955119737 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Darrick Porter, Harold Woodruff, Cindy Wood, and Martell Winters ABSENT Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, Brock Anderson, and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney Jody Knapp explained that we would be putting ZT-6-2023 at the end of the agenda because Steve Pastorik would be late to this meeting. CONDITIONAL USE APPLICATIONS C-18-2023 Petition by CR ENGLAND requesting a conditional use for a truck center expansion. The property is located at 4527 West 2100 South on 40.96 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained that, over the years, CR England has made different expansions to their campus. She said this request is for another expansion for their truck center and would be more of a cleanup. Jody pointed out the property located on the north of the u-shaped property and stated that it is owned by JCB and said it is not part of this application.  Jody said that typically pavement the required surfacing for truck storage. She noted that the applicant is requesting to keep the gravel surfacing. Jody stated that she has had a conversation with the Public Works Department, and they would prefer the use of gravel and ground asphalt for surfacing because this is a retention area only. She said because traffic doesn’t come and go from the site daily and the property does not have direct access to a public right-of-way, gravel surfacing would be okay. C-23-2023 Petition by SQUARED AWAY PROPERTIES, LLC requesting a conditional use for outside storage. The property is located at 2601 South 2700 West on 1.53 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963- 3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp said that this application is for outside storage located on the site's south side behind the building. Jody stated that in 2021, an application was submitted for a church on the subject property. She explained they needed more room to attain the required twenty feet of landscaping from the property line. Jody said the applicant decided to go to the Board of Adjustment requesting a variance for the landscaping from twenty feet to ten feet, which was granted. She noted that the church was never constructed, so there was never a change of use, and the landscaping was not added. Jody pointed out that most of the parking would have been in the exact location of the proposed storage area, so the applicant has moved the parking area to the opposite side of the property. She noted in doing so, the striping would go into the right-of-way. She stated that the applicant is not being asked to change anything now. However, the applicant decides to change the use improvements would be required and the parking area would no longer exist. Therefore, they would not be counted toward the minimum parking requirement. Jody pointed out that they also show a double-loaded aisle, and there would need to be more room to accommodate that. Jody recommends that we honor the decision of the Board, and she will work with the applicant on the site's layout. Jody explained that the outside storage is visible from 2700 West, so that they would add a masonry wall for screening in that area. She said that the building would screen the rest of that area. C-24-2023 Petition by ROCKY MOUNTAIN POWER requesting a conditional use for outside storage for a substation expansion and lay down yard. The property is located at 5875 West 4700 South on 6.90 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc- ut.gov) Discussion: Jody Knapp stated that this application is from Rocky Mountain Power, and they are looking to expand their substation and develop a laydown yard. She noted that the laydown yard would be their storage yard for materials and equipment needed for projects. Jody said that the applicant proposes meeting the High Image Arterial screening requirement, a masonry wall. She explained that the wall would run along the frontage and wrap around the side approximately 150 feet. Jody stated that they would use a chain-linked fence from there. She mentioned that curb, gutter, and sidewalk would be installed along 4700 South. Behind that would be the 20 feet of landscaping, followed by the masonry wall. Jody pointed out that there are concerns with the tree placement interfering with easements, which is still being worked out. However, they are proposing to meet the landscaping requirements. Jody pointed out that the applicant would prefer the fence to be a distance from the facility for security purposes. She stated that the City would like it to run along the property line. Jody will work with the applicant on the fence placement. ZONE TEXT APPLICATIONS ZT-6-2023 Petition by JAMES WARNER requesting an amendment to Section 7-14-403 of the zoning ordinance to allow non-masonry materials on the street facing exteriors of buildings within the 5600 West Gateway Overlay Zone. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Jody Knapp presented this application for Steve Pastorik. She said James Warner with Truckpro, LC, requests modifications to the 5600 West Overlay Zone architectural standards. She explained that currently, the ordinance states all buildings need to be constructed with 100% masonry materials on any street- facing facade, and the applicant is requesting that other non-masonry materials be permitted. She said they want to add an INEOS Grenadier dealership on the corner-facing façade, and their buildings require high-end ACM and possibly wood or a simulated wood look on ceramic or metal. Jody explained that this ordinance was adopted in 2004 to improve the entrance corridor by adding higher design standards. She presented images of existing structures within the City, however, outside of the overlay zone using materials like those being proposed. Then, Jody displayed the renderings provided by the applicant. She then reviewed the staff-suggested verbiage for the ordinance if this application were to be approved. Commissioner Lovato said he likes the look of the renderings. He stated that it must be challenging to prevent the construction of a tin-looking structure and, at the same time, add appropriate design standards. Jody said that Steve Pastorik got together with the building official to ensure the code states this is structural versus a veneer. She pointed out that where this is a conditional use the Planning Commission has some discretion regarding the materials used. There being no further business, the meeting adjourned at 4:02 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant