Planning Commission Meeting

WEST VALLEY CITY PLANNING COMMISSION MINUTES May 25, 2011 The meeting was called to order at 4:03 p.m. by Chairman Brent Fuller at 3600 Constitution Boulevard, West Valley City, Utah WEST VALLEY CITY PLANNING COMMISSION MEMBERS Harold Woodruff, Brent Fuller, Jack Matheson, Terri Mills, Phil Conder, Joe Garcia, Barbara Thomas, and Imaan Bilic ABSENT: Jack Matheson and Terri Mills WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Jody Knapp, and Nichole Camac WEST VALLEY ADMINISTRATIVE STAFF: Claire Gillmor, Assistant City Attorney AUDIENCE Zero (0) people were in the audience ZONE TEXT CHANGE APPLICATION ZT-1-2011 West Valley City This is a proposed amendment to Sections 7-6-305(6)a, 7-6-406, 7-6-508, 7-6-808(3) of the West Valley City Municipal Code. On September 8, 2010, application ZT-13-2010 was reviewed by the Planning Commission. That amendment modified the minimum setback required between a single family home and an accessory building. The setback was reduced from 6’ to 3’ so it was in accordance with the fire separation standards in the Building Code. Since that time, there have been some concerns about how that setback should be measured. Therefore, staff is proposing the following language to clarify that and maintain the integrity of the setbacks for a single family home: “Accessory buildings may be located in the rear yard to within one foot of the side and rear property lines, provided that no portion of the accessory building be built closer than three feet (3’) to any portion of the primary building.” Staff Alternatives: 1. Approval of the Ordinance Text Change, subject to the resolution of any issues raised at the public hearing. 2. Continuance, to provide more time for staff to further refine the Ordinance or for the resolution of any issues raised at the public hearing. 3. Denial, as the current ordinance is adequate. Applicant: West Valley City Discussion: Jody Knapp presented the application. She discussed setbacks, fire issues, and various examples of why separation is necessary for accessory buildings. Phil Conder questioned what problem is being solved by making this change in the ordinance. Jody stated that this will clarify how separation is measured. Barbara Thomas stated that she doesn’t feel an awning should be classified under the accessory structure ordinance. Jody replied that it is not and clarified that awnings are attached to the structure and therefore require a 20 foot setback from the rear property line. She added that the picture used in the Powerpoint presentation is an example of how someone is trying to get away from this requirement by placing a pole 3 feet from the home and calling it a detached structure to utilize the lesser setbacks. Steve Pastorik stated that smaller lots simply have less space to place accessory structures or awnings on them so people try to get creative to bypass regulations in the ordinance. Joe Garcia commented that he likes the way the home in the picture looks but agreed that the change should be made for the benefit of the City. Commissioner Conder asked what issue is being solved. Jody replied that there is a fire issue because it is difficult to fire rate an eave but this is more of an aesthetic issue for the planning department. She clarified that nothing is being changed in the ordinance, staff only wants to define how the 3 foot separation requirements are measured. Steve added that there are setbacks in place for single family homes to provide open space for residents and defining this separation will help keep those in effect. Jody added that detached structures cannot cover more than 25% of the rear yard. Staff and the Planning Commission discussed setbacks and whether they are necessary as well as regulations for car ports, awnings, garages, and sheds. Barbara Thomas suggested a separate section in the ordinance to define how awnings are measured. West Valley City Planning Commission May 25, 2011 Page 3 There being no further discussion regarding this application, Chairman Fuller called for a motion. Motion: Commissioner Woodruff moved for approval adding that the three feet shall be measured horizontally. Commissioner Bilic seconded the motion. Roll call vote: Commissioner Bilic Yes Commissioner Conder No Commissioner Garcia Yes Commissioner Thomas No Commissioner Woodruff Yes Chairman Fuller No Split – ZT-1-2011 – Denied Chairman Fuller called for a second motion. Motion: Commissioner Conder moved for continuance. Commissioner Thomas seconded the motion. Roll call vote: Commissioner Bilic Yes Commissioner Conder Yes Commissioner Garcia No Commissioner Thomas Yes Commissioner Woodruff No Chairman Fuller Yes Majority – ZT-1-2011 – Continued PLANNING COMISSION BUSINESS Approval of minutes from May 4, 2011 (Study Session) Approved Approval of minutes from May 18, 2011 (Study Session) Approved There being no further business, the meeting adjourned at 5:02 p.m. Respectfully submitted, _____________________________________ Nichole Camac, Administrative Assistant