HODDENBACH AIRCRAFT HANGAR CONDITIONAL USE AND SITE PLAN SOUTH 1640 WEST KYLE PHILLIPS

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1 MEMBERS PRESENT: Leo Beecher, Chairman Jennifer Bassarear Dan Bradford STAFF PRESENT: Tim Stephens, Community Development Director Bonnie Craig, Secretary James Sheldon, City Council Member Brent Page Curtis Poole Gary Sharp Matt Terry VISITORS: Gabriel Gomez Don Schrader Lois Schrader John Sawyer LeGrande Blackley Read Hellewell Satter Tabriz PLEDGE OF ALLEGIANCE: Gary Sharp APPPROAVL OF MINUTES The Planning Commission then reviewed the minutes of the Planning Commission meeting held January 12, After their review, Commissioner Page made a motion to approve the minutes as written with Commissioner Bassarear seconding the motion and the motion carried. OPENS SESSION Chairman Beecher then opened the meeting to public comments regarding items that were not on the agenda. There were no comments from the public present and Chairman Beecher closed the open session. HODDENBACH AIRCRAFT HANGAR CONDITIONAL USE AND SITE PLAN SOUTH 1640 WEST KYLE PHILLIPS Mr. Tim Stephens, the Community Development Director, then introduced this item to the Commission. He noted that Kobalt Construction is proposing the construction of an aircraft hangar in the Skypark Industrial Park. This lot is in the north arm of the industrial park and all of the west side of the roadway/taxiway has been completed, however, the east side of the taxiway has only been completed where lots have been developed. The proposed lot is isolated from the completed sections of the roadway. This past year the Planning Commission approved

2 PAGE 2 a hangar/warehouse on a lot south and adjacent to the subject property. To date, that property owner has not started construction but should begin soon and with the completion of that project this proposed project will have access to the taxiway and the interconnecting access way to the west portion of the roadway/taxiway. It will be important to either have the adjacent property developed or it will be necessary for the applicant to work with the adjacent owner to improve the taxiway connection in the event the adjacent owner does not complete his approved hangar development. This property is also adjacent to the residential area and will have the required tree buffer in addition to the installation of a vinyl fence. Following the introduction of this item, Mr. Gabriel Gomez of Kobalt Construction appeared before the Commission to answer any questions they may have regarding this item. The Commission asked Mr. Gomez if he understood all the conditions regarding this project and Mr. Gomez said he did and that he had been working with staff for quite a while to get this project going. There were no further questions and Commissioner Poole made a motion to approve the conditional use permit for Kobalt Construction and Mr. Gabriel Gomez with the following conditions: 1. At no time shall the use of the hangar and property negatively impact adjacent users particularly the residential area on the west side of the property. 2. All exterior lighting particularly mounted on the building shall be full cut-off lighting and at no time shall it negatively impact the adjacent residential zone. Commissioner Page seconded the motion and the motion carried. Commissioner Poole then made a motion to approve the site plan for Kobalt Construction and Mr. Gabriel Gomez with the following conditions: 1. A certificate of occupancy shall not be issued for this project until the adjacent taxiway is completed and connected to the taxiway/roadway on the west side of 1640 West. 2. Applicant shall coordinate the vinyl fence installation with the adjacent property owners and, if necessary, removal of the existing chain link fence in cooperation with the adjacent neighbors. Commissioner Terry seconded the motion and the motion carried. SOUTH DAVIS STORAGE NON-CONFORMING USE ENLARGEMENT REQUEST 1411 SOUTH 600 WEST ARIC JENSEN Mr. Stephens then reviewed this item with the Planning Commission. He noted for the Planning Commission that back in the mid to late 80 s the South Davis Business Park was developed with an office/warehouse in addition to a self-service storage facility at its interior. At that time self-

3 PAGE 3 storage was permitted in the C-2 General Commercial Zone. However during the 1990 s, the city removed self-service storage facilities as a permitted or conditional use within the zone. Instead, self-service storage facilities were added as a conditional use only within the I-1 Light Industrial Zone. The self-storage facility at the subject property has been a legal non-conforming use for some time now. The zoning ordinances as outlined do permit the Planning Commission and City Council to consider the expansion, enlargement, or alteration of a non-conforming use if certain required criteria are met. These criteria are outlined in section of the zoning ordinance. The applicant is proposing to expand the self-service storage facility to fully use a building on the site which was originally approved for self-service storage on its east side. State law allows a non-conforming use which is established in a building to expand to use additional space within a structure as long as not structural alterations are made. After the review by Mr. Stephens, Mr. Aric Jensen, representing his client in this matter, appeared before the Commission. He explained to the Commission that half of the building in question has currently been used as storage units with the other half being set up as office/warehouse use but has been vacant for some time. He said they would like to go into this building and add partitions to the inside of the building for use as self-storage units. He also said there would be no alterations structurally so the change would be within the guidelines of the use of the building. He said they plan to have an outside private entrance with a keypad for access to the self-storage units and there would also be security cameras to monitor the property. The Commission reviewed the criteria that would be required for the non-conforming use and said this project did meet the criteria. The Commission asked if there would be a fence installed for security. Mr. Jensen said they were not going to have a fence but felt that security cameras and a secured entrance would keep the building secured. The Commission asked if there was any concern about all of the glass in the office/warehouse area where these storage units would be located. Mr. Jensen said he was not concerned because all of the glass is tempered and did not feel it would be an issue for safety or use with this type of development. The Commission then asked if there is a market for more storage units in the area. Mr. Jensen said there is a demand for self storage and as density increases in our communities, demand for storage increases, especially for indoor storage for people who have home businesses or internet businesses who need to have storage for their business products and do not have room at their homes. There were no other questions or comments and Commissioner Sharp made a motion to approve the non-conforming use enlargement for Aric Jensen and South Davis Storage. Commissioner Bassarear seconded the motion and the motion carried.

4 PAGE 4 PUBLIC HEARING WOODS CROSSING COMMERCIAL SUBDIVISION FINAL PLAT 2600 SOUTH WILDCAT WAY JOHN THACKERAY Mr. Stephens presented this agenda item by noting for the Commission that the staff has been working on this project for over a year with the Thackeray/Garn Company and the property owners of the former K-mart Shopping Center. They are proposing the development of a new shopping center anchored by a large Smith s grocery store with perimeter shops and eateries. To facilitate the development of the new center and accommodate the multiple ownerships of the property, they have proposed a subdivision plat dividing the shopping center property into 14 lots which correspond to the different buildings and Olsen/Hepworth ownerships. At the end of last year the Planning Commission and Council approved an amendment to the zoning ordinance in that outlines standards for multi-lot master planned commercial developments such as this. After this was adopted it was applied to a further lot split of the Woods Cross Shopping Center on the north end of 500 West. The Commission asked questions regarding parking, roadway access, landscaping and building placement. Following the questions and discussion by the Planning Commission, Chairman Beecher then opened the public hearing for public comments regarding this agenda item. There were no public comments and Chairman Beecher closed the public hearing. Council Member Terry then made a motion to forward the Planning Commission s recommendation to accept the final plat for the Woods Crossing Commercial subdivision with the following conditions: 1. That the Covenants, Conditions and Restrictions, also known as CC&R s, be approved by the city attorney and recorded with the plat that demonstrates and guarantees project-wide compliance with the requirements for the zoning ordinance. 2. That prior to plat recordation, the developer, city, and CDA enter into any required or necessary development agreements to guarantee development and completion of the project connected to the proposed plat. Commissioner Bradford seconded the motion and the motion carried. WOODS CROSSING SHOPPING CENTER SITE PLAN 2600 SOUTH WILDCAT WAY JOHN THACKERY Mr. Stephens then went on to explain to the Planning Commission that the staff had been working with the applicant on redevelopment plans for the old Kmart site. He said the shopping center will be anchored by a large Smith s grocery store with perimeter shops and eateries. He noted the Commission had been given renderings depicting the site plan and development of the

5 PAGE 5 site. Mr. Stephens said that city staff, including the city engineer and public works director, will have had the opportunity to review all plans and believes any final issues will be addressed and taken care of. Mr. Stephens went on to show the Commission architectural renderings including colors and building materials. He also reviewed the grading of the project, parking for the project, retaining walls that will be installed, landscaping plans, lighting designs, signage for the property, water retention plans, the water feature and clock tower that will be the focal point of the project, traffic patterns and possible future plans to handle traffic concerns. Mr. Stephens noted this is a complex project that also involves participation from the city and the CDA. This will involve the developer and property owners entering into a development agreement for this project with the city that will cover several issues including CDA participation in the project. Mr. John Sawyer who is the project manager from Thackeray/Garn, then came before the Commission. He expressed how much he appreciated working with the city staff and how helpful they had been working with them this past year and he said what a great job they had done. The Commission asked Mr. Sawyer if he had any issues with the outlined conditions concerning this project. Mr. Sawyer said he did not have any problems with the conditions as outlined and said they had been working on the last few details of the project. Mr. Sawyer went on to outline for the Commission who the various tenants were who would be occupying the buildings in the project. He said they were about 85% full with the anchor store being the Smith s grocery store. He also said there would be several fast food casual eateries, a bank, a massage office, a hair salon, and a medical facility, a phone store and a Starbucks. He said he was very excited to see this project get underway and said it will be a great addition to the community. The Commission then asked about traffic patterns and the increase in traffic and where the drives going in and out of the project would be located. The Commission also asked when the project would start. Mr. Sawyer said they plan to start on March 1 st with the Smith s store and hopefully this would be completed before the end of the year. He also said the other stores would go up as fast as the leases were signed and they would hopefully be starting with the other stores in April with completion target dates being the end of this year of first of next year. The Commission said they were pleased with how the project was looking and were also excited to see the project completed. Commissioner Sharp then made a motion to approve the site plan for the Woods Crossing Commercial Center with the following conditions: 1. Approval of this site plan does not include approval of any signage. Signage details and designs will be finalized and approved at a later time.

6 PAGE 6 2. Developer shall enter into a shared, cross-parking agreement and easement with the adjacent Comfort Inn Hotel and shall record such easement with the Davis County Recorder s Office and submit a copy to the city. 3. Developer shall submit documentation to the city from McDonald s regarding improvements or modifications to the McDonald s site. 4. A no left turn sign shall be installed at the south drive access on Wildcat Way. In the future, if the city determines there is a traffic problem, the developer will be required to install a raised right turn pork chop at the south drive approach to Wildcat Way to prevent left turns at this location. 5. Developer shall conform to all requirements of Woods Cross City and the Utah Department of Transportation of the modification or installation of street or right of way improvements as shown in the approved site plan. 6. The site plan approval is subject to the final approval by the Woods Cross City Council, RDA and CDA and the completion of a development agreement. 7. This site plan is also subject to final review and compliance with the City Engineer and the Public Works Department. Council Member Poole seconded the motion and the motion carried. E & F AUTO DEALERSHIP SITE PLAN AMENDMENT 1210 WEST 2600 SOUTH EMIR CEHO There was no one at tonight s meeting representing this item so Commissioner Sharp made a motion to table this item for a future meeting. Commissioner Poole seconded the motion and the motion carried. GENERAL AND PENDING Mr. Stephens said there had been an open house held regarding the proposed mixed use development for the city center. He said there were a lot of people who attended and many comments made regarding the proposed plan. He said he would be forwarding copies of the written comments to the Commission for their review. ADJOURNMENT There being no further business before the Commission, Commissioner Bradford made a motion to adjourn the meeting at 8:10 P.M. Leo Beecher, Chairman Bonnie S. Craig, Secretary