Planning Commission Regular Meeting

WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING MINUTES April 10, 2024 The meeting was called to order at 4:00 p.m. by Chair Fuller in the City Council Chambers at West Valley City Hall 3600 Constitution Boulevard, West Valley City, UT 84119, and using Zoom at: https://us06web.zoom.us/j/86528756733 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, Darrick Porter, Martell Winters, Cindy Wood, Harold Woodruff, David McEwen, and Martell Winters ABSENT Renee Layton WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Jody Knapp, Brock Anderson, Steve Lehman, Sela Vailahi and Margo Hoyt WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill, Deputy City Attorney AUDIENCE There was 1 person in the audience ZT-3-2024 West Valley City Requesting a zone text change to amend Chapters 7-1, streets and7, 7-9, 7-11, 7-13, and 7-14 of the zoning ordinance to define the term masonry wall, require a certain type of masonry wall for double frontage lots along arterial streets, and update the standards on exterior building materials. City staff is proposing a zone text change to amend Chapters 7-1, 7-2, 7-6, 7-7, 7-9, 7-11, 7-13, and 7-14 of the zoning ordinance to define the term masonry wall, require a certain type of masonry wall for double frontage lots along arterial streets, and update the standards on exterior building materials. Each of these changes is explained below. Defining Masonry Wall: Throughout the City’s zoning ordinance, there are many references to masonry walls. Staff has seen recent examples of walls made to look like masonry walls but are actually fiberglass, foam, or some other product that isn’t concrete, brick, or stone. For ordinance clarity as well as wall durability and aesthetics, staff is proposing the following definition of masonry wall: “Masonry Wall” means a solid wall constructed entirely of concrete block that is colored, painted or textured; precast concrete panels and posts; brick; or stone. Masonry Walls constructed of concrete block may be covered with stucco. Walls that include foam, fiber glass, or other materials that are not concrete, brick, or stone shall not be considered Masonry Walls. This newly defined term would then be used in the following code sections:  7-2-114 Fences: New language in this Section refers to masonry wall standards for walls screening outside storage and for double frontage lots along arterial streets.  7-2-116 Grade Changes: This Section refers to masonry walls when used as a retaining wall.  7-2-118 Refuse Storage Containers Siting Standards: This Section refers to masonry walls that are required for refuse storage container (dumpster) enclosures.  7-6-213 Specific Requirements – RE Zone: This Section refers to masonry walls placed along streets within the RE Zone.  7-6-303 Generally Applicable Requirements: Section 7-6-303 addresses standards applicable in all commercial and manufacturing zones and covers masonry walls that are required between commercial development and an agricultural zone, residential zone, or residential use.  7-6-406 Specific Requirements – Lehman Avenue, 7-6-408 Specific Requirements – Constitution Boulevard and 3500 South, 7-6-409 Specific Requirements – 3650 South, and 7-6-410 Specific Requirements – Weigh Station Road and Three Mill Lane: These Sections address standards along different streets within the City Center (CC) Zone. Masonry walls are mentioned as a way to screen parking areas.  7-7-111 Fast Food Establishments with Drive-up Windows: This Section references masonry walls used to screen vehicle stacking areas for drive-up windows.  7-7-119 Outside Storage: This Sections refers to masonry walls used to screen outside storage on properties adjacent to a high-image arterial street.  7-9-112 Landscaping and Screening: Section 7-9-112 addresses masonry walls used to screen parking adjacent to a street as well as masonry walls used to screen parking adjacent to an agricultural zone, residential zone, or residential use.  7-11-307 Connecting the Site with Surroundings: The standards in this Section apply when new commercial buildings are proposed adjacent to a residential zone or use. Taller masonry wall heights are referred to as one method of transitioning between uses.  7-11-316 Screening: This Commercial Design Standards Section refers to masonry walls used to screen mechanical equipment.  7-11-404 General Requirements: This Multi-Unit Residential Design Standards Section addresses masonry walls used to screen trash dumpsters.   7-13-705 Streets: This Section refers to masonry walls used on double frontage lots adjacent to arterial streets (streets with a right-of-way width of 80 feet or more).  7-13-712 Subdivisions in the RE Zone and Agricultural Zones: This Section addresses masonry walls used in subdivisions within the RE Zone. Requiring a Certain Type of Masonry Wall for Double Frontage Lots For many years, the City’s subdivision ordinance has required masonry walls for double frontage lots along arterial streets. Since no specific masonry wall type or color was specified, a variety of walls have been installed. However, in recent years, the City has installed the same patterned and colored, precast concrete wall along 2700 West, 4100 South, and 4700 South. For consistency, staff is proposing that the same wall type be used for all subdivisions with double frontage lots along arterial streets. This requirement is addressed in Sections 7-2-114 and 7-13-705. City Installed Wall Along 2700 West City Installed Wall along 4100 South Updating the Standards on Exterior Building Materials The City recently amended the exterior building materials standards in the 5600 West Overlay Zone (Ordinance 23-40). While reviewing this change, the Council asked staff to see if other updates to the City’s exterior building materials standards were warranted. Included with this report are two tables. The first compares the current exterior building materials requirements for the 5600 West Overlay Zone, Commercial Design Standards, Multi-Unit Residential Design Standards, and City Center Zone. The second compares the proposed exterior building material requirements for the same Sections of the Zoning Ordinance. Overall, the intent was to use consistent terms, expand what is considered masonry on commercial buildings, and to allow additional materials in the City Center zone that have been allowed in that zone by development agreement. Another exterior building materials change was made to Sections 7-7-302 and 7-11-302. Currently, buildings associated with vehicle recycling facilities are required to be constructed of masonry along the street facing façade and are not required to meet the  Commercial Design Standards. The proposed change would require vehicle recycling facility buildings to meet the Commercial Design Standards. Staff Alternatives: 1. Approval. The ordinance should be approved as proposed by staff. 2. Continuance. Discussion: Steve Pastorik presented the application. Chair Fuller asked if there were any questions. No questions were asked. Motion: Commissioner Winters made a motion to approve ZT-3-2024. Commissioner Porter 2nd the motion VOTE: Commissioner Porter Yes Commissioner Winters Yes Commissioner Lovato Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Wood Yes Chair Fuller Yes Unanimously – ZT-3-2024 – Approved ZT-4-2024 West Valley City Requesting an ordinance text change to amend Section 11-5-106 of the Sign Ordinance to prohibit billboards in the Decker Lake Station Overlay Zone, Jordan River Overlay Zone, Bangerter Highway Overlay Zone, and 5600 West Overlay Zone. City staff is proposing an ordinance text change to amend Section 11-5-106 of the Sign Ordinance to prohibit billboards in the Decker Lake Station Overlay Zone, Jordan River Overlay Zone, Bangerter Highway Overlay Zone, and 5600 West Overlay Zone. Section 11-5-106 currently includes the following language: “Billboards shall not be allowed in gateway-oriented overlay zones, regardless of the underlying zone.” According to legal staff, this standard is too vague in that it does not identify specific overlay zones by name. In staff’s view, the intent was to prohibit billboards in all overlay zones except the Overpressure Overlay Zone, the Airport Overlay Zone, and the Chesterfield Overlay Zone. To be more specific, staff is proposing the following language: “Billboards shall not be allowed in the Decker Lake Station Overlay Zone, Jordan River Overlay Zone, Bangerter Highway Overlay Zone, or 5600 West Overlay Zone, regardless of the underlying zone.  For reference, a map highlighting the Decker Lake Station Overlay Zone, Jordan River Overlay Zone, Bangerter Highway Overlay Zone, or 5600 West Overlay Zone is included with this report. Staff Alternatives: 1. Approval. The ordinance should be approved as proposed by staff. 2. Continuance. Discussion: Steve Pastorik presented the application and clarified the location of the 4 overlay zones. Chair Fuller asked for any questions. No further questions were asked. Chair Fuller then asked if there was a 35th South Overlay Zone. Steve stated the Jordan River Overlay Zone covers a part of 35th, just east of Redwood, but that is the extent of that Overlay Zone. Chair Fuller asked if there was anyone here for this item or any further questions? There was no reply. Motion: Commissioner Wood made a motion to approve ZT-4-2024. Commissioner Winters 2nd the motion VOTE: Commissioner Porter Yes Commissioner Winters Yes Commissioner Lovato Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Wood Yes Chair Fuller Yes Unanimously – ZT-4-2024 – Approved C-6-2024 JK Investments, LLC 2125/2145 S 7200 W & 7165 W 2100 S M Zone (7.92 acres) JK Investments, LLC is requesting conditional use approval for outside storage of construction equipment and materials. The property is zoned M, Manufacturing, and the West Valley City General Plan designates this area as heavy manufacturing. The surrounding zoning is also M. Adjacent land uses include other outside storage and light industrial businesses. The properties located on the west side of 7200 West and north side of 2100 South are in Salt Lake City. JK Investments, LLC is the owner of the three subject parcels located in the north-west corner of the City. The owner intends to lease the property to contractors as a staging area for construction materials and equipment. The property is currently being used by Americom Technology, LLC, a communications infrastructure contractor. The owner is seeking conditional use approval for an unmanned storage yard for this company and future users. The Planning Commission previously approved a conditional use application on this property for the same use in August of 2022 (C18-2022). That approval expired, so the applicant is looking to renew the original approval at this time. The site currently has no curb, gutter, sidewalk, or formal landscaping. The Public Works Department will review the project and determine what right-of-way improvements are required, as well as if any right-of-way dedication is needed. The applicant shall provide at least 20’ of landscaping from any existing or new right-of-way lines along 7200 West and 2100 South. These landscaped areas require at least 50% live plant material, shall include at least 1 tree for each 30’ of frontage, and shall include at least 4 shrubs per tree. Overall, the property is required to have at least 5% landscaping. The applicant is currently proposing two access points to the property, one from each public street. The Public Works Department will review and approve all access points. All internal vehicular maneuvering areas and access roads on the site that connect to the public rights-of-way need to be hard surfaced with asphalt or concrete. Also, all parking stalls shall be hard surfaced with the same material. Any storage of cars or trucks on the property will also need to be on asphalt or concrete. Most of the site will be storage areas for equipment and materials, which the applicant is proposing to surface with gravel. There is an existing structure on the property that has a restroom. Since the site will be unmanned, the applicant is not proposing to use the building for an office but would like to leave the structure there to provide a restroom on the property. The applicant will need to work with the Building Inspections Division to make sure the structure is properly permitted. Since the structure is more of an accessory building on the property, no commercial design standards will apply. The building is not to be used to house security guards or for any residential purpose. No RVs or other residential lodging is allowed on the property. Per 7-7-119, outside storage areas are to be screened from public view. There is existing chain link fencing along much of the property. Some of the fencing may need to be relocated to accommodate for right-of-way improvements and landscaping. All fencing along the street frontages shall meet the minimum 20’ setback from property lines. The applicant is proposing to install slats in the fencing that is visible from public view, which will include all fencing along 7200 West, 2100 South, and the fencing along the east property line for the portions of the site that are visible from public view. The north and west sides of the site will also have landscaping and trees, which will be beneficial for screening. Staff Alternatives:  Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. There shall be a minimum of 20’ of formal landscaping measured from the current right-of-way line, or from the future right-of-way line if dedication is required, along the entire 2100 South and 7200 West frontages. The required landscaping shall include at least 1 tree planted for every 30 ft of frontage, a minimum of 4 shrubs per tree and at least 50% coverage of live plant material. All landscaping within the 20’ setbacks must be maintained by an underground irrigation system. A minimum of 5% landscaping is required for the entire site. 2. Surfacing, parking, and storage must be conducted in approved areas only on the appropriate surfaces based off the use as discussed in the above report and as indicated on the approved site plan. 3. A building permit shall be obtained for the existing structure if it is to remain on the property. 4. No residential uses or lodging allowed. 5. Chain link fencing with slats shall be utilized to screen all outside storage areas from public view. 6. All requirements of any affected department or agency must be met, including but not limited to Magna Water, WVC Public Works, WVC Building Inspections and WVC Fire Department. 7. Subject to review upon valid complaint. Discussion: Brock presented the application. Chair Fuller asked for any questions from the Commissioners. With no further questions, Chair Fuller asked for the applicant to come forward. Bernell Kendrick with JK Investments, stated Brock gave a great description of the application. He had no other comments and asked if the Commissioners had any questions. No further discussion was made. Chair Fuller asked for any further questions or a motion. Motion: Commissioner Woodruff motioned to approve C-6-2024 subject to the seven staff alternatives outlined in the staff report. Commissioner Porter seconded the motion Vote: Commissioner Lovato Yes Commissioner Woodruff Yes Commissioner Wood Yes Commissioner Porter Yes Commissioner McEwen Yes Chair Fuller Yes Unanimously C-6-2024 – Approved PLANNING COMMISSION BUSINESS Approval of Minutes from March 6, 2024, Study Meeting Approval of Minutes from March 13, 2024, Regular Meeting Motion: Commissioner McEwen motioned to approve the meeting minute. Commissioner Lovato seconded the motion Vote: Commissioner Lovato Yes Commissioner Woodruff Yes Commissioner Wood Yes Commissioner Porter Yes Commissioner McEwen Yes Chair Fuller Yes Unanimously – Meeting Minutes – Approved There being no further business, the meeting was adjourned at 4:15 pm. Respectfully submitted, Margo Hoyt Margo Hoyt Executive Administrative Assistant