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10 AGENDA PLANNING COMMISSION MEETING Thursday, May 5, 2016 City Council Chambers 220 E Morris Avenue, 2 nd Floor Planning Commission Work Meeting at 6:30 p.m. 1. Discussion of Agenda Items Regular Planning Commission Meeting at 7:00 p.m. Moment of Reflection: Pledge of Allegiance: Leslie Jones Approve Agenda: New Business 1. Public Meeting Address: Applicant 2. Public Meeting Address: Applicant 3. Public Hearing Address: Applicant C C Z Conditional Use Permit for a special exception roof sign Action Item 3202 South 460 West Hightech Signs Conditional Use Permit and Design Review for an automotive detailing facility Action Item 49 East 3300 South Luxe Auto Spa A recommendation to the City Council to amend the South Salt Lake Zoning Map from Single-Family Residential to Community Facility Action Item 665 and 697 East Spring View Drive, 3180 South 700 East South Salt Lake City Planning Commission Business Staff Business Information Items Approval of the April 21, 2016 Planning Commission Meeting Minutes Action Item 220 E MORRIS AVE SUITE 200 SOUTH SALT LAKE CITY UTAH O F SOUTHSALTLAKECITY.COM Regional Transportation Plan Small Area Meeting IN COMPLIANCE WITH AMERICANS WITH DISABILITIES ACT, INDIVIDUALS NEEDING AUXILIARY COMMUNICATIVE AIDS OR OTHER SERVICES FOR THIS MEETING SHOULD CONTACT FRANCIS LILLY, (801) , GIVING AT LEAST 24 HOURS NOTICE.

11 PLANNING COMMISSION - MAY 5, 2016 HIGHTECH SIGNS CONDITIONAL USE PERMIT AN APPLICATION TO THE PLANNING COMMISSION TO SEEK APPROVAL FOR A SPECIAL EXCEPTION ROOF SIGN LOCATED AT 3202 SOUTH 460 WEST

12 PLANNING COMMISSION - MAY 6, 2016 SYNOPSIS: Hightech Signs is seeking approval for a conditional use permit for a special exception roof sign at A1 Access Storage, located at 3202 South 460 West. The applicant is proposing a 50 foot by 2 foot 4 inch roof sign to be located on the south eastern corner of the existing building. Section and Article VII of the South Salt Lake Municipal Code allow special exception roof signs to be considered by the Planning Commission.

13 PLANNING COMMISSION - MAY 6, 2016 GENERAL INFORMATION: Location: 3202 South 460 West Sign Size: 50 feet by 2.4 feet = square feet Surrounding Land Uses: North: Light Industrial -- Warehouse South: 3300 South & I-15 Detention Ponds East: I-15 West: Light Industrial Railroad & Industrial Business 3300 SOUTH

14 PLANNING COMMISSION - MAY 6, 2016 PROPOSED SIGN LOCATION

15 PLANNING COMMISSION - MAY 6, 2016

16 PLANNING COMMISSION - MAY 6, 2016 PROPOSED SIGN LOCATION PROJECT DESCRIPTION The applicant is proposing a special exception roof sign to be located at the A1 Access Storage facility located at 3202 South 460 West. This sign is proposed to be located on the south east building on the south east corner of the property and will face east.

17 PLANNING COMMISSION - MAY 6, 2016 The business has several other existing signs located within the property. They are as follows: Two Sided Electronic Message Center Pole Sign Wall Sign Awning Sign (Photo Not Updated)

18 PLANNING COMMISSION - MAY 6, 2016 CHAPTER SIGN REGULATIONS COMMERCIAL AND INDUSTRIAL ZONES J. Roof signs shall not be allowed except as a special exception under the provisions of this chapter and, if allowed, must conform to the following standards: 1. The height of the sign face of roof signs shall not exceed twenty (20) percent of the height of the building or ten feet, whichever is less; 2. Roof signs shall not be animated; 3. No visible guy wires, braces or secondary supports shall be used; 4. Roof signs shall be designed to appear as extensions of the exterior building wall; 5. Roof signs shall not exceed the maximum permitted height for the zoning district in which located; 6. Detached signs may not overhang any portion of the roof of a building. Attached signs may not overhang any portion of the same or any other building; and

19 PLANNING COMMISSION - MAY 6, 2016 CHAPTER SIGN REGULATIONS COMMERCIAL AND INDUSTRIAL ZONES 7. Height Regulations for Signs on Parapet Walls, Sloping and Shed Roofs. The following regulations apply to the location and height of signs on parapet walls and various roof structures: a) Parapet Wall. A sign attached to a parapet wall may project above the top of the parapet wall no more than one fourth of the sign height, except that the maximum projection allowed is four feet. b) Sloping Roof. A sign attached to the fascia or located on the sloping roof of a structure, may not extend more than four feet above the lower edge or the fascia of the sloping roof. c) Shed Roof. A sign attached to the fascia of a shed roof may not be located so as to extend more than four feet above the lower edge of the fascia.

20 PLANNING COMMISSION - MAY 6, 2016 ARTICLE VII. SPECIAL EXCEPTIONS Purpose and intent. A. A special exception is an activity or use incidental to or in addition to the principal use(s) permitted in a zoning district or an adjustment to a fixed dimension standard permitted as exceptions to the requirements of this chapter which requires a careful review of such factors as location, design, configuration and/or impacts to determine the desirability of authorizing its establishment on any given site. B. A special exception may or may not be appropriate in a particular location depending on the local impacts, and consideration of ways to minimize adverse impacts through special site planning and development techniques. C. It is the intent of the allowances for special exceptions to foster fairness and flexibility in the regulations while yet maintaining the integrity of the purposes and intentions of the city's general and master plan and the zoning and other regulations of the city.

21 PLANNING COMMISSION - MAY 6, Review. A. Except for those specifically allowed to be reviewed by the department, the planning commission shall review applications for special exceptions as allowed in this chapter. Only those signs specifically enumerated in this chapter as eligible shall be considered for a special exception. B. Appeals of determinations of the city regarding special exceptions shall be reviewed by the administrative law judge. C. Special exceptions shall be limited to a time period as determined by the city. However, unless specifically approved otherwise by the city, actions in accordance with such approvals must be completed within six months of the date of approval. Failure to complete all actions approved, according to the conditions of approval, within the required time shall result in loss of the approval and subject the applicant/owner to the enforcement provisions of this section. Applicants/owners may request one and only one extension by filing such request with the department prior to the expiration date. The department shall review the reasons for the request and may grant, for any term not to exceed six months, or deny the requested extension. D. Special exceptions reviewed by the planning commission shall be reviewed following the requirements for a conditional use.

22 PLANNING COMMISSION - MAY 6, Conditions on special exceptions. A. The city may impose conditions and limitations as may be necessary or appropriate to prevent or minimize adverse effects upon other property and improvements in the vicinity of the special exception or upon public facilities and services. B. Conditions may include, but are not limited to, conditions concerning use, construction, size and height, lighting, location, landscaping, screening and other matters relating to the purposes and objectives of this chapter. C. Conditions shall be expressly set forth in the granting of the special exception. D. Compliance with Standards. The proposed exception shall comply with all additional standards imposed.

23 PLANNING COMMISSION - MAY 6, Decisions. A. The city may approve the special exception, approve the special exception subject to specific conditions or deny the special exception. In making its determination, the city shall consider the items found herein and others as deemed appropriate for the request. B. Appropriateness. No application for a special exception shall be approved unless it is determined that the proposed special exception is appropriate in the location proposed based upon its consideration of the standards of this chapter, other appropriate regulations and standards, the specific conditions for certain special exceptions and the ramifications related to the city's general and master plans. C. Compliance with Ordinance and District Purposes. The proposed exception shall be in harmony with the general and specific purposes for which this chapter was enacted and for which the regulations of the district were established. D. No Substantial Impairment of Property Value. The proposed exception shall not substantially diminish or impair the value of the property within the neighborhood in which it is located. E. No Undue Adverse Impact. The proposed exception shall not have a material adverse effect upon the character of the area or the public health, safety and general welfare.

24 PLANNING COMMISSION - MAY 6, Decisions. F. Compatible with Surrounding Development. The proposed exception shall be constructed, arranged and operated so as to be compatible with the use and development of neighboring property in accordance with the applicable district regulations. G. No Destruction of Significant Features. The proposed exception shall not result in the destruction, loss or damage of natural, scenic or historic features of significant importance. H. No Material Pollution of Environment. The proposed exception shall not cause material air, water, soil or noise pollution or other types of pollution. I. Compliance with Design Review. The proposed exception shall be in compliance with the purpose, intentions and standards of the design review elements of the city. J. Unusual Circumstances. In reviewing exceptions for unusual circumstances, the city may consider the following factors and others as the circumstances warrant: 1. Lot or building size in relationship to others in the area; 2. The potential impact of the style and size of the sign; 3. The special features of the location in relationship to the general area in which located; 4. The long-term effect on the purposes and intentions of the regulations and general and master plans of the city.

25 PLANNING COMMISSION - MAY 6, 2016 STAFF ANALYSIS: Staff has reviewed the application and does not believe that the proposal meets the intent of the ordinance. The ordinance states that roof signs shall conform to all the standards listed above in Section Specifically, staff has concerns regarding item number three and four. 3. No visible guy wires, braces or secondary supports shall be used; 4. Roof signs shall be designed to appear as extensions of the exterior building wall; The intent of the roof sign ordinance is to allow for signs that are architecturally integrated into the design of the building. STAFF RECOMMENDATION: Staff recommends continuing the application, until necessary corrections are made to the application.

26 PLANNING COMMISSION - MAY 6, 2016 PLANNING COMMISSION OPTIONS: APPROVE: Approve the Conditional Use Permit for a special exception roof sign located at 3202 South 460 West, with the following conditions: 1. The applicant shall meet all requirements Section for roof signs, specifically the following sections: 3. No visible guy wires, braces or secondary supports shall be used; 4. Roof signs shall be designed to appear as extensions of the exterior building wall; 2. The applicant shall meet all requirements of Article VII for Special Exception Signs. 3. All items of the staff report.

27 PLANNING COMMISSION - MAY 6, 2016 PLANNING COMMISSION OPTIONS: DENY: Deny the Conditional Use Permit for a special exception roof sign located at 3202 South 460 West, for the following reasons: 1. The applicant does not meet all requirements Section for roof signs, specifically the following sections: 3. No visible guy wires, braces or secondary supports shall be used; 4. Roof signs shall be designed to appear as extensions of the exterior building wall; 2. The applicant does not meet all requirements of Article VII for Special Exception Signs. 3. All items of the staff report.

28 PLANNING COMMISSION - MAY 6, 2016 PLANNING COMMISSION OPTIONS: CONTINUE: Continue the Conditional Use Permit to allow the applicant to make modifications to application, specifically the following items: 1. The applicant shall meet all requirements Section for roof signs, specifically the following sections: 3. No visible guy wires, braces or secondary supports shall be used; 4. Roof signs shall be designed to appear as extensions of the exterior building wall; 2. The applicant shall meet all requirements of Article VII for Special Exception Signs. 3. All items of the staff report.

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45 PLANNING COMMISSION MEETING 5 MAY 2016 Z Land Use Map Amendment 665 and 667 East Spring View Drive, 3180 South 700 East Single Family Residential to Community Facility SYNOPSIS: The City owns and operates a water facility at the property. The facility consists of two buildings. Public Utility Facilities are prohibited in the Single Family Residential Zone, and the current site is nonconforming. A rezone to Community Facilities would permit the development of public utilities in the zone, subject to a conditional use permit and design review approval by the Planning Commission. The General Plan supports the placement of community facilities in a manner that they will be considered assets the City. The addition of a new shop and storage facility will allow the South Salt Lake City Water Department to better serve its clients. Staff recommends approval.

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51 PLANNING COMMISSION MEETING 5 MAY 2016 General Information: Location: 665 and 667 East Spring View Drive, 3180 South 700 East Property Size: 0.49 Acres Surrounding General Plan Designation and Land Uses North: Single Family Residential SF Residence South: Single Family Residential Commercial Corridor SF Residence and Office East: Residential (Millcreek Township) SF Residences West: Single Family Residential SF Residence

52 PLANNING COMMISSION MEETING - 5 MAY 2016 GENERAL PLAN CONSIDERATIONS Goal CF 3. Continually maintain and add new community facilities. Goal CF 4. Design and located community facilities so that they will be considered assets to South Salt Lake City.

53 PLANNING COMMISSION MEETING - 5 MAY 2016 GENERAL PLAN CONSIDERATIONS Community Facilities (CF) District A. Purpose. The purpose of the Community Facilities District is to provide a district for public, quasipublic or a mix or public/private uses. In addition, the purpose of the district is to regulate the development of public, quasi public and public/private uses in a manner that is harmonious with surrounding uses. Such uses are intended to be compatible with the existing scale and intensity of the neighborhood and to enhance the character of the neighborhood. This district is appropriate in areas of the city where the applicable master plans support this type of land use. B. Uses. In the Community Facilities district, uses, buildings, structures or land shall not be used or developed except in accordance with the adopted land use matrix as found in Chapter 15 of this title. C. Regulations. Regulations for the Community Facilities district are as follows: 1. Buildings and Site Development. Buildings, sites and structures shall comply with the requirements for design review found in Chapter 23 of this title. 2. Development Approval. All proposed developments in the Community Facilities District shall be approved by development agreement. A master site plan and development agreement shall be submitted to the City Council for review and approval.

54 PLANNING COMMISSION MEETING - 5 MAY 2016 STAFF RECOMMENDATION Staff recommends approval to amend the future land use map to designate 0.49 acres located at 665 and 667 East Spring View Drive and 3180 South 700 East from Single Family Residential to Commercial Corridor, with the following finding: 1. Rezoning the property will allow for further development of the water facility in a manner harmonious with surrounding uses subject to approval by the Planning Commission.

55 PLANNING COMMISSION STAFF REPORT MEETING DATE: 5 May 2016 APPLICANT: Hightech Signs ADDRESS: 3202 South 460 West REQUEST: Conditional Use Permit Special Exception Sign Application ZONE: Light Industrial FILE NUMBER: C PREPARED BY: Alexandra White, City Planner SYNOPSIS: Hightech Signs is seeking approval for a conditional use permit for a special exception roof sign at A1 Access Storage, located at 3202 South 460 West. The applicant is proposing a 50 foot by 2 foot 4 inch roof sign to be located on the south eastern corner of the existing building. Section and Article VII of the South Salt Lake Municipal Code allow special exception roof signs to be considered by the Planning Commission. STAFF RECOMMENDATION: Staff has reviewed the proposal and does not believe that it meets the intent of the ordinance. Staff recommends continuing the application, until necessary corrections are made to the application. PLANNING COMMISSION OPTIONS: APPROVE: Approve the Conditional Use Permit for a special exception roof sign located at 3202 South 460 West, with the following conditions: 1. The applicant shall meet all requirements Section for roof signs, specifically the following sections: 3. No visible guy wires, braces or secondary supports shall be used; 4. Roof signs shall be designed to appear as extensions of the exterior building wall; 2. The applicant shall meet all requirements of Article VII for Special Exception Signs. 3. All items of the staff report. DENY: Deny the Conditional Use Permit for a special exception roof sign located at 3202 South 460 West, for the following reasons: 1. The applicant s proposal does not meet all requirements Section for roof signs, specifically the following sections: 3. No visible guy wires, braces or secondary supports shall be used; 4. Roof signs shall be designed to appear as extensions of the exterior building wall; 2. The applicant s proposal does not meet all requirements of Article VII for Special Exception Signs. 3. All items of the staff report.

56 CONTINUE: Continue the Conditional Use Permit to allow the applicant to make modifications to application, specifically the following items: 1. The applicant shall meet all requirements Section for roof signs, specifically the following sections: 3. No visible guy wires, braces or secondary supports shall be used; 4. Roof signs shall be designed to appear as extensions of the exterior building wall; 2. The applicant shall meet all requirements of Article VII for Special Exception Signs. 3. All items of the staff report.

57 GENERAL INFORMATION: PLANNING COMMISSION STAFF REPORT Location: Sign Size: 3202 South 460 West 50 feet by 2.4 feet = square feet Surrounding Land Uses: Figure 1: Aerial Photo North: Light Industrial -- Warehouse South: 3300 South & I-15 Detention Ponds East: I-15 West: Light Industrial Railroad & Industrial Business 3300 SOUTH

58 Figure 1: Existing Street View (Looking West) PROPOSED SIGN LOCATION PROJECT DESCRIPTION The applicant is proposing a special exception roof sign to be located at the A1 Access Storage facility located at 3202 South 460 West. This sign is proposed to be located on the south east building on the south east corner of the property and will face east. The business has several other existing signs located within the property. They are as follows: Two Sided Electronic Message Center Pole Sign Awning Sign (Photo Not Updated)

59 Wall Sign REQUIREMENTS: CHAPTER SIGN REGULATIONS COMMERCIAL AND INDUSTRIAL ZONES J. Roof signs shall not be allowed except as a special exception under the provisions of this chapter and, if allowed, must conform to the following standards: 1. The height of the sign face of roof signs shall not exceed twenty (20) percent of the height of the building or ten feet, whichever is less; 2. Roof signs shall not be animated; 3. No visible guy wires, braces or secondary supports shall be used; 4. Roof signs shall be designed to appear as extensions of the exterior building wall; 5. Roof signs shall not exceed the maximum permitted height for the zoning district in which located; 6. Detached signs may not overhang any portion of the roof of a building. Attached signs may not overhang any portion of the same or any other building; and 7. Height Regulations for Signs on Parapet Walls, Sloping and Shed Roofs. The following regulations apply to the location and height of signs on parapet walls and various roof structures: a. Parapet Wall. A sign attached to a parapet wall may project above the top of the parapet wall no more than one fourth of the sign height, except that the maximum projection allowed is four feet. b. Sloping Roof. A sign attached to the fascia or located on the sloping roof of a structure, may not extend more than four feet above the lower edge or the fascia of the sloping roof. c. Shed Roof. A sign attached to the fascia of a shed roof may not be located so as to extend more than four feet above the lower edge of the fascia. ARTICLE VII. SPECIAL EXCEPTIONS Purpose and intent. A. A special exception is an activity or use incidental to or in addition to the principal use(s) permitted in a zoning district or an adjustment to a fixed dimension standard permitted as exceptions to the requirements of this chapter which requires a careful review of such

60 factors as location, design, configuration and/or impacts to determine the desirability of authorizing its establishment on any given site. B. A special exception may or may not be appropriate in a particular location depending on the local impacts, and consideration of ways to minimize adverse impacts through special site planning and development techniques. C. It is the intent of the allowances for special exceptions to foster fairness and flexibility in the regulations while yet maintaining the integrity of the purposes and intentions of the city's general and master plan and the zoning and other regulations of the city Review. A. Except for those specifically allowed to be reviewed by the department, the planning commission shall review applications for special exceptions as allowed in this chapter. Only those signs specifically enumerated in this chapter as eligible shall be considered for a special exception. B. Appeals of determinations of the city regarding special exceptions shall be reviewed by the administrative law judge. C. Special exceptions shall be limited to a time period as determined by the city. However, unless specifically approved otherwise by the city, actions in accordance with such approvals must be completed within six months of the date of approval. Failure to complete all actions approved, according to the conditions of approval, within the required time shall result in loss of the approval and subject the applicant/owner to the enforcement provisions of this section. Applicants/owners may request one and only one extension by filing such request with the department prior to the expiration date. The department shall review the reasons for the request and may grant, for any term not to exceed six months, or deny the requested extension. D. Special exceptions reviewed by the planning commission shall be reviewed following the requirements for a conditional use Conditions on special exceptions. A. The city may impose conditions and limitations as may be necessary or appropriate to prevent or minimize adverse effects upon other property and improvements in the vicinity of the special exception or upon public facilities and services. B. Conditions may include, but are not limited to, conditions concerning use, construction, size and height, lighting, location, landscaping, screening and other matters relating to the purposes and objectives of this chapter. C. Conditions shall be expressly set forth in the granting of the special exception. D. Compliance with Standards. The proposed exception shall comply with all additional standards imposed Violation of conditions. Violation of any condition or limitation imposed shall be a violation of this chapter and shall constitute grounds for revocation of the special exception Applications. An application may be made by the owner of the subject property or the owner's authorized agent to the department and must include such information as the department determines is needed to adequately review the request.

61 Decisions. A. The city may approve the special exception, approve the special exception subject to specific conditions or deny the special exception. In making its determination, the city shall consider the items found herein and others as deemed appropriate for the request. B. Appropriateness. No application for a special exception shall be approved unless it is determined that the proposed special exception is appropriate in the location proposed based upon its consideration of the standards of this chapter, other appropriate regulations and standards, the specific conditions for certain special exceptions and the ramifications related to the city's general and master plans. C. Compliance with Ordinance and District Purposes. The proposed exception shall be in harmony with the general and specific purposes for which this chapter was enacted and for which the regulations of the district were established. D. No Substantial Impairment of Property Value. The proposed exception shall not substantially diminish or impair the value of the property within the neighborhood in which it is located. E. No Undue Adverse Impact. The proposed exception shall not have a material adverse effect upon the character of the area or the public health, safety and general welfare. F. Compatible with Surrounding Development. The proposed exception shall be constructed, arranged and operated so as to be compatible with the use and development of neighboring property in accordance with the applicable district regulations. G. No Destruction of Significant Features. The proposed exception shall not result in the destruction, loss or damage of natural, scenic or historic features of significant importance. H. No Material Pollution of Environment. The proposed exception shall not cause material air, water, soil or noise pollution or other types of pollution. I. Compliance with Design Review. The proposed exception shall be in compliance with the purpose, intentions and standards of the design review elements of the city. J. Unusual Circumstances. In reviewing exceptions for unusual circumstances, the city may consider the following factors and others as the circumstances warrant: 1. Lot or building size in relationship to others in the area; 2. The potential impact of the style and size of the sign; 3. The special features of the location in relationship to the general area in which located; 4. The long-term effect on the purposes and intentions of the regulations and general and master plans of the city. STAFF ANALYSIS: Staff has reviewed the application and does not believe that the proposal meets the intent of the ordinance. The ordinance states that roof signs shall conform to all the standards listed above in Section Specifically, staff has concerns regarding item number three and four. 3. No visible guy wires, braces or secondary supports shall be used; 4. Roof signs shall be designed to appear as extensions of the exterior building wall; The intent of the roof sign ordinance is to allow for signs that are architecturally integrated into the design of the building.

62 STAFF RECOMMENDATION: Staff recommends continuing the application, until necessary corrections are made to the application. PLANNING COMMISSION OPTIONS: APPROVE: Approve the Conditional Use Permit for a special exception roof sign located at 3202 South 460 West, with the following conditions: 4. The applicant shall meet all requirements Section for roof signs, specifically the following sections: 5. No visible guy wires, braces or secondary supports shall be used; 6. Roof signs shall be designed to appear as extensions of the exterior building wall; 5. The applicant shall meet all requirements of Article VII for Special Exception Signs. 6. All items of the staff report. DENY: Deny the Conditional Use Permit for a special exception roof sign located at 3202 South 460 West, for the following reasons: 4. The applicant s proposal does not meet all requirements Section for roof signs, specifically the following sections: 5. No visible guy wires, braces or secondary supports shall be used; 6. Roof signs shall be designed to appear as extensions of the exterior building wall; 5. The applicant s proposal does not meet all requirements of Article VII for Special Exception Signs. 6. All items of the staff report. CONTINUE: Continue the Conditional Use Permit to allow the applicant to make modifications to application, specifically the following items: 2. The applicant shall meet all requirements Section for roof signs, specifically the following sections: 5. No visible guy wires, braces or secondary supports shall be used; 6. Roof signs shall be designed to appear as extensions of the exterior building wall; 4. The applicant shall meet all requirements of Article VII for Special Exception Signs. 5. All items of the staff report. ATTACHMENTS: 1. Building Elevations 2. Applicant Letter

63 Attachment 1. Attachment 2.

64 PLANNING COMMISSION STAFF REPORT MEETING DATE: 5 May 2016 APPLICANT: Luxe Auto Spa ADDRESS: 49 East 3300 South REQUEST: Conditional Use Permit & Design Review for an Automotive Detailing Facility ZONE: Commercial Corridor FILE NUMBER: C PREPARED BY: Alexandra White, City Planner SYNOPSIS: Luxe Auto Spa is seeking approval for a conditional use permit and design review to operate an Automotive Detailing Facility and Indoor Storage business in an existing building located at 49 East 3300 South. Section of the South Salt Lake Municipal Code defines all Car Wash and Indoor Storage Facilities as conditional uses. The South Salt Lake Commercial Land Use Matrix does not differentiate between a car wash and an automotive detailing facility. The Planning Commission is the land use and design review authority for all conditional use projects that require design review and are larger than one acre in size. SUMMARY: The applicant is proposing a commercial tenant improvement for a 17,021 square foot building. As a condition of approval, staff is requesting that the applicant work with staff to make all corrections necessary and to meet all ordinance requirements. The elevations provided within the attachment section of this staff report do not reflect a final approved design by staff. Staff recommends continuing the application, until necessary corrections are made to the application. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit and design review to operate an automotive detailing facility and indoor storage business in an existing building located at 49 East 3300 South, with the following conditions: 1. The applicant will continue to work with staff to make all necessary corrections and the final design will comply with Commercial Design Standards established in Section and Site Requirements established in Section The applicant will comply with the requirements of the South Salt Lake City Engineer, South Salt Lake Fire Marshal, and South Salt Lake Building Official prior to obtaining a building permit. 3. The applicant will request a CPTED review of the site and building design prior to obtaining a building permit. 4. Removal of the unused curb cuts found on 3300 South is required prior to business operation. 5. Outdoor storage at this location is prohibited. 6. All vehicles on-site shall be parked in an organized manner and in designated parking stalls. Vehicles shall not be parked in designated drive isles at any point in time. 7. The applicant shall meet all parking stall requirements of the South Salt Lake Municipal Code.

65 8. The applicant will go through the building permit process prior to any site or building modifications. 9. Signs are not approved with the Conditional Use Permit. Any future signage requires a separate sign permit to be issued by the Community Development Department. 10. A business license has not been issued with this Conditional Use Permit approval. A business license application must be submitted and issued prior to business operation. 11. All items of the Staff Report.

66 PLANNING COMMISSION STAFF REPORT GENERAL INFORMATION: Location: 49 East 3300 South Size: Building: 17,021 square Feet Site: 1.28 Acres Surrounding Land Uses: North: Commercial General SF Home, Warehouse, & Office Building South: Commercial Corridor Auto Dealerships & Bank East: Commercial Corridor Restaurant West: Commercial Corridor Restaurant Figure 1: Aerial Photo 3300 SOUTH

67 Figure 1: Existing Street View PROJECT DESCRIPTION Luxe Auto Spa is proposing to renovate an existing building located at 49 East 3300 South into an automotive detailing and indoor storage facility. The applicant is proposing the facility will include a build out of clean rooms to accommodate Paint Protection Film, Window Tint, and Vinyl Wraps, as well as, detail bays, performance customizations and storage for exotic and luxury cars. Along the north wall of the existing building, the applicant is proposing a commercial tenant improvement that will include three offices, a stairwell to the mezzanine and a restroom with shower and locker facilities. The northwest corner of the project will include a larger garage door to allow for vehicle entry. The west side of the building will be open space used for auto detailing, as well as, storage area for the vehicles. The south side of the building will be used for performance customization, which will include 2-post lifts and a delivery area. This delivery area will be used to showcase vehicles prior to client pick up. Two large glass overhead doors will be added to the front of the building on the East side to allow for entrance/exit into the delivery area. The east side of the building will be built out to include a modern reception area for clients, as well as, a small showcase for exotic vehicles. A third glass overhead door will be added to the Northeast wall to allow for entry into the vehicle showcase area. The interior of the building will include a large clean room to perform Paint Protection Film Installations, window tint, vinyl wraps, and an area for paint refinement (paint polishing/buffing). This area will have a 4-post lift to showcase vehicles, a storage area for parts and inventory, and a staircase to enter the mezzanine. The mezzanine will be constructed for additional storage. REQUIREMENTS: SOUTH SALT LAKE GENERAL PLAN The application meets the following General Plan goals: Goal LU-1 Regulate land uses based on compatibility with surrounding uses, residential areas and economic feasibility. Maintain residential, business and industrial areas that are vibrant and where the health and safety of all are protected. Goal LU-10. Enhance the street appearance in business and commercial areas.

68 Goal LU-13. Redevelopment of property should be actively pursued and incentives, when deemed appropriate, should be offered to further this goal. CHAPTER DESIGN REVIEW Approval process. The planning commission shall review all plans for parcels where any portion of the parcel is adjacent to any residential zone following hearing requirements for a conditional use permit. Those requiring conditional use or development approval shall follow those requirements. City staff shall review all other plans Design requirements. A. Buildings shall not contain any overhead doors, docking bays, or other vehicle oriented doors in front facades nor should such features be included in corner side facades. 1. On corner sides, if overhead doors, docking bays or other vehicle oriented doors are necessary, the building must be set back sufficiently to allow for on-site maneuvering of vehicles. 2. Exception. Buildings in light industrial zoning districts may be exempted from this requirement upon demonstration that current uses, methods of operation, availability of land or other factors make implausible full adherence to the requirement. For buildings in other zones of the city, a request to the planning commission may be made for a special exception which may be granted upon consideration of the factors enumerated in this section and the overall design criteria expressed in this chapter. In any case where exempted or a special exception is granted, the design shall still provide adequate space for maneuvering of vehicles on-site, and appropriate staging and deliver areas. B. Buildings sides facing any street shall have facades that include architectural features (such as windows, arches, doorways, relief's, etc.) sufficient to give the appearance of being the front entry of a retail or office building. C. Front Parking Designs. Except as noted herein, all buildings and sites shall be designed to include front and/or side parking. Other layouts may be considered if circumstances associated with the site, the nature and impact of the use, the neighborhood relationships, pedestrian orientations and any master plans of the city indicate that a more effective design and condition would result. D. CPTED (Crime Prevention Through Environmental Design) principles shall be incorporated into building, site layout and landscaping designs. E. All sites must include screened enclosures for garbage receptacles. Such enclosures must be located where least visible and not in front or corner side yards Architectural considerations. Buildings shall be architecturally compatible with the character of the neighborhood and contribute to continued improvement of the building stock in the city. The city may require changes in materials, features, colors, and other items as detained necessary to accomplish better design, compatibility and contribution Considerations in review of applications. The matters found herein, and others when applicable, shall be considered in review of applications. A. General Considerations: 1. Considerations relating to the effect of the site development plan on utility facilities including water, sewer, storm drainage, power, gas and communications; 2. Considerations relating to the incorporation of CPTED (Crime Prevention Through Environmental Design) principles into building, site layout and landscaping designs; 3. Considerations relating to integration of signage into architectural and site designs;

69 4. Consideration of appurtenances located on or near the buildings. These appurtenances shall be designed to blend with the design of the structures and site. B. Considerations Relating to Traffic Safety and Traffic Congestion: 1. The effect of the site development plan on traffic conditions on abutting and adjacent streets; 2. The layout of the site with respect to locations and dimensions of vehicular and pedestrian entrances, exits, drives, and walkways; 3. The arrangement and adequacy of off-street parking facilities to prevent traffic congestion; 4. The location, arrangement and dimensions of loading and unloading facilities; 5. The circulation patterns within the development and the connections to adjacent sites; 6. The surfacing and lighting of off-street parking and loading facilities. C. Considerations Relating to Building and Site Layout: 1. Consideration of the general silhouette and mass, including location on the site, elevations, and relationships to natural plant coverage; all in relationship to the character of the neighborhood; 2. Consideration of exterior design in relationship to adjoining structures in height, bulk, area openings, breaks in facade facing on streets, line and pitch of roofs, and the arrangement of structures on the parcel; 3. Consideration of energy-efficiency in terms of building materials, use of passive or active solar features included in building design, and use of landscaping and being to help create a desirable microclimate. 4. Consideration of building colors, materials, textures and maintenance-free nature of such materials. D. Considerations Relating to Landscaping: 1. The location, height, and materials of walls, fences, hedges, and screen plantings to insure harmony with adjacent development and the neighborhood character, or to conceal storage areas, utility installations, and other unsightly development. 2. The planting of ground cover or other surfacing to prevent dust and erosion. 3. The unnecessary destruction of existing healthy trees. CHAPTER CONDITIONAL USES Purpose. 1. Conditional uses are land uses which, due to their unique characteristics or potential impact upon the municipality, surrounding neighbors or adjacent land uses, may be compatible only if certain conditions are imposed to mitigate the reasonably anticipated detrimental effects of the proposed use. 2. Conditional uses may be allowed, allowed with conditions, or denied based upon an analysis of the proposed use's location, design, configuration and special impact Review of application. A. The land use authority shall review the application and materials to determine if the applicant has complied with the review standards and whether reasonably anticipated impacts and detrimental effects have been addressed. B. Additional studies or analysis may be required by the land use authority in order to determine, assess or mitigate potential detrimental impacts or effects which are identified in Section C. If reasonable conditions are proposed, or can be imposed, to mitigate the reasonably anticipated detrimental effects of the proposed use in accordance with review standards, then the conditional use shall be approved by the land use authority.

70 D. If the reasonably anticipated detrimental effects of a proposed conditional use cannot be substantially mitigated by the proposal or the imposition of reasonable conditions to achieve compliance with applicable standards, the conditional use may be denied Review standards. The land use authority shall require each conditional use applicant to address the following standards, where appropriate: A. Zoning Ordinance Compliance. The proposed conditional use shall be consistent with small area master plans, general plan and future land use map applicable to the site where the conditional use will be located. B. Use Compatibility. Reasonable conditions may be imposed to ensure optimal compatibility with the character of the site, adjacent properties, and existing development within the vicinity of the proposed site. In determining compatibility, the land use authority considers: 1. Whether access to the site can be achieved without materially degrading the service level on any streets which would serve for access; 2. Whether the proposed use would create unusual pedestrian or traffic patterns or volumes that would not be expected with a permitted use in that location, taking into consideration the orientation of streets and driveways, parking areas and sizes, hours of peak traffic, and the hours of operation at the proposed site; 3. Whether utility and public services will be adequate to support the proposed use at normal service levels without adverse impacts on adjacent uses or resources; and 4. Whether buffering or other mitigation measures will be provided to protect adjacent lands from unlawful or excessive noise, light, odor or visual impact, or from other unusual disturbances from deliveries, mechanical equipment or trash collection. 3. Design Compatibility. The proposed conditional use shall be compatible with the character of the area where the use will be located, and the land use authority may impose reasonable conditions that address reasonably anticipated detrimental effects related to: 1. Size, configuration and location of the site and the proposed site plan layout; 2. Proposed site ingress and egress to existing and proposed roads and streets; 3. The adequacy, provision, relocation, or protection of public facilities and amenities, including roads and streets, culinary water, secondary water, sanitary sewer, storm drainage, flood protection, public safety and fire protection, and other utilities; 4. Design, location and amount of off-street parking, loading areas and solid waste disposal and collection areas; 5. Site circulation patterns for vehicular, pedestrian or other traffic; 6. Mass, size, number, location, design, exterior features, materials, and colors of buildings, structures and other facilities; 7. The location and design of all site features, including proposed signage, lighting and refuse collection; 8. The provision of useable open space, public features, and recreational amenities; 9. Fencing, screening and landscape treatments, including those required by the landscape requirements of this code at Chapter for conditional uses, and other features designed to increase the attractiveness and safety of the site and protect adjoining property owners from noise, visual, and other impacts; 10. Measures directed at minimizing or eliminating possible nuisance factors such as noise, vibrations, smoke, dust, dirt, debris, plant materials, odors, gases, noxious matter, heat, glare, hazardous waste, electromagnetic disturbances, and radiation; 11. Measures designed to protect the natural features of the site including wetlands and drainage ways, ground water protection, soils, wildlife and plant life; 12. The regulation of operating hours for activities affecting normal schedules and functions;

71 13. Identifying a time for regular review and monitoring, as determined necessary, to ensure the use continues to operate in compliance with all conditions and requirements of approval; 14. Measures to ensure compliance with all conditions and requirements of approval, such as bonds, letters of credit or restrictive covenants; 15. Any other condition necessary for the proposed use to be conducted in compliance with local, state and federal law. CHAPTER SITE REQUIREMENTS Landscaping. A. Purpose. The purpose of this chapter is to outline landscaping requirements that establish minimum standards to: 1. Improve the city's image and identity; 2. Increase the compatibility of adjacent land uses and minimize the harmful impacts of noise, dust, debris, and light pollution; 3. Enhance the visual appearance of streetscapes; 4. Encourage innovation and design; 5. Establish opportunities for sustainable storm water management; 6. Encourage water conservation; 7. Support a diversity of plants suited to local conditions; and 8. Sustain and improve the city's urban forest. B. Applicability. This chapter applies to new developments and building additions. The landscaped areas as required by this section shall be installed on property where landscaped areas are not in place or are non-conforming when: 1. New construction occurs on undeveloped, vacant, or cleared property. 2. A conditional use permit is issued and a change of use occurs. The land use authority shall make installation of landscaping a condition of approval. 3. A building permit is issued for any addition, expansion, or intensification of any property other than an existing single family home that increases the floor area of a building and/or the parking requirement by fifty (50) percent or more. 4. A building permit is issued for any addition to a single family residence that increases the floor area of the residence by seventy-five (75) percent or more. This standard does not apply to expansion or addition of accessory buildings on residential properties. 5. A change of use occurs. 6. A parking lot is expanded by fifteen (15) percent, or a minimum of seven stalls. 7. An existing property is re-landscaped. 8. Public parks, recreation facilities, and open spaces in any zone are exempt from the provisions of this chapter. F. Landscape Requirements for Park Strips.

72 G. Landscape Requirements for Parking Lots. 1. Intent. Landscaping is required for parking lots in order to break up large expanses of pavement, to provide relief from reflected glare and heat, to guide vehicular and pedestrian traffic, and to efficiently and sustainably retain storm water. 2. Applicability. All hard surfaced parking lots, including those for vehicle sales, with fourteen (14) or more parking spaces shall provide landscaping in accordance with the provisions of this section. Smaller parking lots shall not be required to provide landscaping other than landscaping required for park strips, buffers, and front yards. 3. Parking Lot Landscaping Standards. i. General Requirements. 1. Site Plan Required. 2. All landscaping shall meet clear view requirements. 3. Landscaped areas shall be protected by concrete vertical curbs. Curbs shall be designed to allow storm water to enter the landscaped area. Where such curbs serve as a wheel stop for parking spaces, not less than thirty-six (36) inches shall be provided in the planting area as overhang clearance for tree locations. 4. Pedestrian paths in parking lots, with the exception of crosswalks, shall be bordered by landscaped park strips with a minimum width of three feet, in accordance with the commercial or industrial park strip standards of this chapter. ii. Interior Landscaping. 1. Area. Not less than five percent of the interior of a parking lot shall be devoted to landscaping. 2. Interior Landscaping Design Standards. 3. Interior parking lot landscaping areas shall be dispersed throughout the parking lot. a. Interior parking lot landscaping areas shall be a minimum of one hundred twenty (120) square feet in area and shall be a

73 minimum of three feet in width, as measured from back of curb to back of curb b. Shade trees shall be provided at no less than one tree per seven parking spaces. Tree wells shall be a minimum of five feet in radius measured from the center of the tree trunk. Ornamental trees, shrubbery, hedges, and other plants may be used to supplement shade trees, but shall not be the sole contribution to such landscaping. 4. Perimeter Landscaping. Where a parking lot is located within a required yard area or within twenty (20) feet of a lot line, perimeter landscaping shall be required along the perimeter of the parking lot. Perimeter landscaping must be at least seven feet in width, as measured from the back of the parking lot curb. I. Landscape Standards for Specific Uses. iii. Commercial, Professional Office, and Institutional Uses A. Landscaped Areas. Landscaped areas shall comprise not less than fifteen (15) percent of a commercial or professional office site. Landscape requirements for buffers, parking lots, park strips, and additional landscaping along urban corridor streets as required in this chapter may be included as part of the overall site requirement. Landscaping shall be used to screen ground level utility equipment from view of streets, sidewalks, or walkways to the greatest extent possible. B. Plant Coverage. All required landscaped areas shall be landscaped with suitable trees, shrubs, groundcovers, perennials, vegetable plants, other landscaping materials, and/or decorative paving. Plants, not including tree canopies, shall cover at least fifty (50) percent of required landscaped areas. C. Site Trees. A minimum of one tree per two thousand (2,000) square feet of landscaped area is required, in addition to requirements for yards, setbacks, park strips, required buffers, and parking lot areas described in this chapter. For properties with more than sixty (60) feet of frontage and where street trees are not appropriate in park strips, street trees shall be placed in the front setback at an interval of thirty (30) feet. D. Water features, landscape boulders, decorative rocks, gravel, and organic mulch are permitted but shall not be considered a substitute for plants. Landscape boulders shall only be allowed as a focal feature or may be used as a protective device from vehicle traffic. E. If ornamental gravel is utilized, it must be contained within durable borders and arranged in a decorative pattern that incorporates varying sizes, types, or colors of gravel. ** Turf grass shall comprise no more than eighty (80) percent of the total landscaped area for all properties other than single family residential properties. STAFF ANALYSIS: As a condition of approval, staff is requesting that the applicant work with staff to make all corrections necessary and to meet all ordinance requirements. The elevations provided within the attachment section of this staff report do not reflect a final approved design by staff. The applicant is proposing a complete commercial tenant improvement to an existing building. Overall, the applicant is proposing to keep the existing shape and structure of the building. The applicant has shown the addition of several glass overhead doors. Staff feels that the addition of these glass overhead doors adds to the transparency and design of the building. Staff has requested additional information and design elements to be added to the proposed design. They are as follows:

74 1. Additional information needs to be provided on the materials and colors for all proposed exterior elements. 2. The addition of exterior light fixtures flanking the overhead doors/man doors or architecturally designed into the theme of the building. 3. The South and East facades need additional architectural elements. An example of this may be a metal awning or trellis type structure over the overhead doors or retail entrance and windows. The applicant can propose a feature. 4. Signs are approved via a sign permit application. Staff would like additional information for how any proposed sign would fit into the layout of the proposed building. 5. A site and landscape plan needs to be submitted. This plan will need to meet all ordinance requirements. 6. The landscaping in the site needs to be updated to meet all requirements list above in the staff report. A maximum of 80% turf grass is permitted. 7. An unused curb cut needs to be closed. 8. Parking lots require a minimum of 5% interior landscaping. 9. Any fencing on the site needs additional details provided. STAFF RECOMMENDATION: Staff recommends continuing the application, until necessary corrections are made to the application. Staff recommends approval of the conditional use permit and design review to operate an automotive detailing facility and indoor storage business in an existing building located at 49 East 3300 South, with the following conditions: 1. The applicant will continue to work with staff to make all necessary corrections and the final design will comply with Commercial Design Standards established in Section and Site Requirements established in Section The applicant will comply with the requirements of the South Salt Lake City Engineer, South Salt Lake Fire Marshal, and South Salt Lake Building Official prior to obtaining a building permit. 3. The applicant will request a CPTED review of the site and building design prior to obtaining a building permit. 4. Removal of the unused curb cuts found on 3300 South is required prior to business operation. 5. Outdoor storage at this location is prohibited. 6. All vehicles on-site shall be parked in an organized manner and in designated parking stalls. Vehicles shall not be parked in designated drive isles at any point in time. 7. The applicant shall meet all parking stall requirements of the South Salt Lake Municipal Code. 8. The applicant will go through the building permit process prior to any site or building modifications. 9. Signs are not approved with the Conditional Use Permit. Any future signage requires a separate sign permit to be issued by the Community Development Department. 10. A business license has not been issued with this Conditional Use Permit approval. A business license application must be submitted and issued prior to business operation. 11. All items of the Staff Report. ATTACHMENTS: 1. Building Elevations 2. Applicant Letter

75 ATTACHMENT 1.

76 ATTACHMENT 2.

77 PLANNING COMMISSION STAFF REPORT MEETING DATE: 5 May 2016 APPLICANT: South Salt Lake City ADDRESS: 665 and 667 East Spring View Drive, South 700 East REQUEST: Land Use Map Amendment ZONE: Single-Family Residential to Community Facilities FILE NUMBER: Z PREPARED BY: Francis Xavier Lilly, AICP SYNOPSIS: South Salt Lake City is petitioning the Planning Commission for a recommendation to the City Council to amend the future land use map to designate 0.49 acres located at the northeast corner of Spring View Drive and 700 East from Single- Family Residential to Community Facilities. A rezone of this property will allow the city to apply for a permit to construct a small shop and storage facility as part of the existing water utility station it operates at the addresses listed above. SUMMARY: The City owns and operates a water facility at the property. The facility consists of two buildings. Public Utility Facilities are prohibited in the Single-Family Residential Zone, and the current site is nonconforming. A rezone to Community Facilities would permit the development of public utilities in the zone, subject to a conditional use permit and design review approval by the Planning Commission. The General Plan supports the placement of community facilities in a manner that they will be considered assets the City. The addition of a new shop and storage facility will allow the South Salt Lake City Water Department to better serve its clients. Staff recommends approval. STAFF RECOMMENDATION: Staff recommends approval to amend the future land use map to designate 0.49 acres located at 665 and 667 East Spring View Drive and 3180 South 700 East from Single- Family Residential to Commercial Corridor, with the following findings: 1. Rezoning the property will allow for further development of the water facility in a manner harmonious with surrounding uses subject to approval by the Planning Commission.

78 PLANNING COMMISSION STAFF REPORT General Information: Location: 665 and 667 East Spring View Drive, 3180 South 700 East Property Size: 0.49 Acres Surrounding General Plan Designation and Land Uses North: Single-Family Residential SF Residence South: Single-Family Residential Commercial Corridor SF Residence and Office East: Residential (Millcreek Township) SF Residences West: Single-Family Residential SF Residence Figure 1: Aerial Photo