Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session May 19, 2010 The meeting was called to order at 4:11 p.m. by Vice-Chairman Phil Conder at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Brent Fuller, Jack Matheson, Terri Mills, Phil Conder, and Joe Garcia ABSENT: Harold Woodruff, Barbara Thomas, and Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Hannah Thiel, Steve Lehman, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Claire Gillmor, Assistant City Attorney Planning Commission Study Session May 19, 2010 Page 2 ZONE TEXT APPLICATION ZT-7-2010 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT AMENDMENT TO THE FENCE ORDINANCE. (STAFF- HANNAH THIEL AT 965-5814) Discussion: Hannah Thiel explained that this zone text change primarily focuses on clarifying and defining hedges a little more clearly in the ordinance and modifying fencing requirements on major arterial streets. She stated that fences in the front yard setback can a maximum of 2 feet tall if it’s solid and this change proposes a maximum of 3 feet. She explained that this is standard for fencing companies and UDOT is okay with this as well for clear view purposes. Hannah explained that homes on major arterial streets will also be allowed to have a hedge up to the property line with no height limit on the arterial side. She added that residents along major arterials will also be allowed to do a taller fence but will have a further setback and must have vegetation front of the wall to provide visual relief. Phil Conder asked why these changes are being proposed. Hannah replied that Code Enforcement has been enforcing fences and staff feels it’s a valid concern from residents who give up a lot of privacy when they live on major arterial roads. She added that one resident has been concerned with no height limit on hedges but staff feels it’s okay as long as the hedge is well maintained. Jack Matheson asked if there is any restriction on dangerous or poisonous plants. Hannah replied that people are not allowed to have poisonous or dangerous hedges that uproot the sidewalk or cause any kind of hazard for pedestrians or vehicles. Brent Fuller asked how this ordinance relates to driveways. Hannah explained that no fence or hedge can be in the right of way. For driveways there must be a 20 foot clear view triangle and for a street there must be a 40 foot clear view triangle. Brent expressed concern that hedges with no height restriction could cause problems for neighbors when trying to see out of their driveways. Jack Matheson suggested requiring a 6 inch curb wall underneath chain- link fences to prevent weeds. Terri Mills stated that some weeds still manage to grow up the fence and it mostly depends on maintenance but agreed that curb walls do help. Brent asked how the Police Department feels about these proposed changes. Hannah replied that she will talk with the Police Department to ensure they have no concerns. SUBDIVISION APPLICATIONS SV-1-2010 CARLOS HERNANDEZ IS REQUESTING CONSIDERATION TO VACATE TUNKHANNOCK AVE AND A PORTION OF GIRARD STREET WITHIN THE ASBURY PARK ADDITION SUBDIVISION. THE LOCATION OF TUNKHANNOCK AVE IS APPROXIMATELY 2135 SOUTH 2700 WEST. THE LOCATION OF GIRARD STREET IS APPROXIMATELY 2135 SOUTH 2600 WEST. THE PROPERTY IS PRESENTLY ZONED MANUFACTURING. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that this subdivision was originally platted in 1890. He stated that there have been several alleys and streets that have been vacated in the area over the years. Steve indicated that the applicant would like to expand his existing business or create a new one in the area and would like to vacate these roads since they have never been developed. He added that the City will also vacate the Planning Commission Study Session May 19, 2010 Page 3 remainder of undeveloped roads in the area after neighbors are appropriately contacted and notified. Steve explained that the applicant would like to landscape an odd piece of dirt property that curves onto 2700 South. He stated that eventually this roadway will go over the freeway so the City engineer recommended not vacating this portion. The applicant is still interested in landscaping this patch of land if legal issues can be avoided. Steve explained how the road system will look in this area if 2700 South does eventually expand over the roadway. Steve concluded by stating that there will be no issue with storm water or canal. SV-2-2010 THE WEST VALLEY CITY COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT IS REQUESTING CONSIDERATION TO VACATE A PORTION OF LEON AVENUE ALSO KNOWN AS 3550 SOUTH. LEON AVENUE IS LOCATED AT 3550 SOUTH 2950 WEST. THE PORTION TO BE VACATED IS LOCATED IMMEDIATELY TO THE EAST OF THE 2950 WEST STREET EAST RIGHT OF WAY LINE. THE PROPERTY IS PRESENTLY ZONED CC. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that the City has been acquiring property in the City Center area. He added that the City owns the property all around the proposed vacated street and explained that language will be included to protect access for residents living in the neighborhood as well as utility easements until a larger development plan is discussed. S-4-2010 CRAIG RIGBY, REPRESENTING GARFF DODGE PROPERTY INC., IS REQUESTING PRELIMINARY AND FINAL PLAT APPROVAL FOR THE GARFF/DAY SUBDIVISION. THE SUBDIVISION PLAT WILL AMEND LOT 1 HENRY DAY SUBDIVISION. THE PROPOSED SUBDIVISION IS LOCATED AT 4091 WEST 3500 SOUTH AND WILL CONSIST OF 2 LOTS ON 23.2 ACRES. THE PROPERTY IS PRESENTLY ZONED C-2. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that the lease for Hollywood Video has expired on the site. Garff Dodge, who holds the lease, offered several options for Hollywood Video to renew but Hollywood Video did not accept any of the offers. The two businesses on this site will separate the property down the existing line and a landscaping strip will extend out to 3500 South. He added that there will be an opening to allow access between the two properties. Steve stated that the City would have liked to include the western property within the plat to clean up property lines etc. However, too many encumbrances exist, so it was not included. He added that there are some sign issues with the property that will likely return to the Planning Commission. DISCUSSIONS ITEMS Discussion DISCUSSION ON ADDING A DEFINITION FOR RETAIL FOR THE CITY CENTER ZONE. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik explained that recent changes in State law could be interpreted to mean that pawn shops cannot be treated any differently than retail. This would mean that if retail is allowed in a certain zone in the City, pawn shops would Planning Commission Study Session May 19, 2010 Page 4 likely need to be allowed in that zone as well. Staff would like to amend the City Center zone to address this potential restriction from the State by including something that prohibits lending and selling retail goods together or that requires only new items to be sold. Jack Matheson asked if cash advance businesses are also excluded in the City Center zone. Steve replied yes. Brent Fuller asked if movement is being made on the City Center zone. Steve briefly explained that the City has partnered with Ivory Development to help coordinate the area and help it move forward. He discussed possible changes in the City Center and added that development plans are still further into the future. There being no further business, the meeting was adjourned at 5:03 p.m. Respectfully submitted, ___________________________________ Nichole Camac, Administrative Assistant