Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session June 2, 2010 The meeting was called to order at 3:30 p.m. by Chairman Harold Woodruff at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Brent Fuller, Jack Matheson, Terri Mills, Phil Conder, Barbara Thomas, and Imaan Bilic ABSENT: Joe Garcia WEST VALLEY CITY PLANNING DIVISION STAFF: John Janson, Steve Pastorik, Hannah Thiel, Jody Knapp, Shane Smith, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Planning Commission Study Session June 2, 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) (CONTINUED FROM THE MAY 26, 2010 PC PUBLIC HEARING) Discussion: Hannah Thiel explained that she added mow strip requirements into the ordinance for chain link fences in response to the Planning Commission hearing last week. She discussed this with Code Enforcement who stated that unless there is a specific complaint or a property owner is being cited for something else and a problem is noticed this will be something that would be difficult for the City to enforce. Code Enforcement stated that fences must all conform to the ordinance so the City would have to cite people and require them to install a mow strip if a violation is noticed. Phil Conder stated that this could become a significant problem for residents if the City requires them to adjust their fences in accordance with this ordinance. He suggested that enforcing weeds growing up the fences could be a better approach. Phil added that creating a suggestion list somewhere for residents to look at might be useful. Terri Mills asked if a mow strip can be installed without removing the fence. Hannah replied yes and added that this requirement would only be applied to residents living on a main road. John Janson indicated that this requirement would probably discourage chain-link fences in front yards. Harold Woodruff stated that he likes the idea but is worried about enforcement. Phil Conder commented that this would make sense for a new development but would be difficult to require for existing homeowners. Jack Matheson replied that new developments generally don’t have chain-link fences. Terri Mills stated that there are some difficult property situations throughout the City that might not meet clear view requirements. She expressed concern that some situations could cause problems between neighbors if Code Enforcement requests that they be resolved. Jody Knapp stated that most properties do actually meet the 20 foot clear view and those that don’t will likely only be enforced if there is a complaint or significant problem. ZT-8-2010 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT AMENDMENT TO THE CITY CENTER ZONE. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that staff will be reviewing and researching this item further. CONDITIONAL USE APPLICATION C-13-2010 PETITION BY JASON LOVATO REQUESTING A CONDITIONAL USE AMENDMENT FOR A TOWING AND IMPOUND YARD. THE PROPERTY IS LOCATED AT 6580 W 2100 S ON APPROXIMATELY 1 ACRE (TOTAL ACREAGE FOR PROPERTY IS 14.52 ACRES) AND IS ZONED 'M' (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp indicated that access to this property is gained directly off of the 201 freeway. Staff has submitted this application to UDOT who will review the property and provide requirements and suggestions. Jody discussed where the fence is in relation to the property line and explained that the applicant may have to remove and modify the fence to meet landscaping requirements. Jody explained that the entrance is all gravel and there are sections of concrete and dirt throughout the property. She indicated that the Planning Commission Study Session June 2, 2010 Page 3 Public Works department is looking at requiring a grading and drainage plan as well as hard surfacing. She added that the entrances will likely have to be paved so fire trucks are able to access the property as well. She stated that a small portion of the building will be used for the police rotation. Jack Matheson stated that he would suggest closing off access to the 201 freeway, requiring a frontage road, requiring the entire site to be paved, and requiring oil water separators. Harold Woodruff replied that there might not be a storm system at this location for the oil water separator. Jack stated that access into the site is not safe and that is the primary concern. Barbara Thomas stated that it needs a site review by UDOT. Jody agreed and indicated that a condition of approval will be that the applicant must meet all UDOT and Public Works requirements. DISCUSSIONS ITEMS Discussion DISCUSSION REGARDING THE UPDATE TO THE LANDSCAPING ORDINANCE. (STAFF – SHANE SMITH AT 801-965-5841) Discussion: Shane Smith indicated that staff is significantly reorganizing landscaping elements in ordinance and creating a new Landscape and Streetscape Ordinance. He stated that all definitions provided in the handout are new. Staff and the Planning Commission discussed the preservation of older trees on existing properties when new developments are introduced. They also discussed turf, general requirements for spray sprinkler systems, landscaping amenities, berms, and alternative storm water facilities. Shane explained specific bio-swale standards and the reasoning for the definitions in the ordinance. The Planning Commission provided concerns and suggestions regarding various buffer types for different properties around the City. Shane explained some new residential standards and high image arterial streetscape requirements. Discussion DISCUSSION REGARDING PROPOSED ALTERNATIVE ENERGY SYSTEMS ORDINANCE. (STAFF – SHANE SMITH AT 801-965-5841) Discussion: Shane Smith indicated that staff is creating a new ordinance to address alternative energy system requirements and standards. He stated that the City doesn’t want this to be undefined as people become more interested in energy efficient products. He noted that these systems would require a building permit and staff review of engineered drawings and a site plan. Shane discussed small wind turbine standards and displayed a map that helped visualize height possibilities for specific locations. Staff and the Planning Commission discussed height standards and the different pole types. Shane indicated that the ordinance will require abandoned units to be removed. Shane also discussed requirements for solar panels and solar collection systems. He explained that the height requirements for solar energy systems would be determined by zone. Staff and the Planning Commission briefly reviewed the proposed ordinance. There being no further business, the meeting was adjourned at 5:16 p.m. Respectfully submitted, ___________________________________ Nichole Camac, Administrative Assistant