Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session July 7, 2010 The meeting was called to order at 3:39 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, Joe Garcia, Barbara Thomas, and Imaan Bilic ABSENT: Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Lehman, Shane Smith, Ron Weibel, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Marshall Hendrickson, Assistant City Attorney Planning Commission Study Session July 7, 2010 Page 2 ZONE CHANGE APPLICATION Z-1-2010 PETITION BY PHIL HOLLAND, REPRESENTING STRATEGIC CAPITAL PARTNERS, REQUESTING A ZONE CHANGE FROM 'M' (MANUFACTURING) TO 'R-1-4' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 4,000 SQUARE FEET) AND 'C-2' (GENERAL COMMERCIAL). THE PROPERTY IS LOCATED AT 5300 S. 5600 W. ON 16.1 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Lehman reminded the Planning Commission that a similar application was filed in 2008. He displayed the original site plan and indicated that there were concerns regarding density, UDOT access, BRT lines, the possibility of a TOD zone, etc. Steve displayed the new proposed project and indicated the addition of more single family homes as well as a connection into the existing subdivision to the north. Steve indicated the various public and private right-of-ways throughout the neighborhood and the area of dedication on 5600 West for a landscaping buffer and BRT designations for future transit. Barbara Thomas expressed concern regarding fencing, pedestrian pathways, and access to proposed parks throughout the development. Phil Conder stated that the Planning Commission was originally concerned that the residential portion of the proposal would be developed but the commercial portion would be delayed and left vacant due to the economy. Steve replied that the developer has stated that the property will be entirely developed within the course of the next two years. He added that a development agreement will be included in the project and the applicant will have to comply with everything required. Barbara stated that she doesn’t believe this project looks like a TOD development. She indicated that she would think a TOD would have a much greater mix of uses. Brent Fuller stated that TOD and mixed use is still not clearly defined in the ordinance. Barbara indicated that she feels there needs to be better access in and out of the neighborhood. Staff and the Planning Commission discussed the Mountain View Corridor in relation to this area. Steve Lehman presented UTA’s suggestion for the area which calls for greater density to support transit. Staff discussed the senior citizen apartments in regards to privacy for residents and building elevations. ZONE TEXT APPLICATION ZT-9-2010 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT AMENDMENT TO SECTION 7-2-111 EXCEPTIONS TO HEIGHT LIMITATIONS’ AND TO ESTABLISH CHAPTER 7-31 ALTERNATIVE ENERGY SYSTEMS ORDINANCE IN THE WEST VALLEY CITY MUNICIPAL CODE. (STAFF-SHANE SMITH AT 801-965-5841) Discussion: Shane discussed proposed changes to the existing ordinance and presented the proposed new chapter in the West Valley City code to address alternative energy systems. He described small wind energy systems including height, setbacks, and access requirements. He indicated that these systems will not Planning Commission Study Session July 7, 2010 Page 3 allow lighting or signage, feeder lines must be buried, and noise cannot exceed 50 db. Jack Matheson asked if there are any requirements for height in reference to aviation easements for airplanes. Shane replied that notice is required if towers exceed 170 feet in the northern portion of the City or 200 feet anywhere throughout the City which will not be a problem with this ordinance. Shane discussed solar energy collection systems and the two potential types that include roof mounted and ground mounted. Barbara Thomas asked if there are existing solar panels in City. Shane replied that he is not sure. Barbara questioned if a solar panel will be required to comply if it is found to be in violation of this ordinance. Shane replied yes, then indicated it could be considered a legal non-conforming use. ZT-10-2010 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT CHANGE TO UPDATE LANGUAGE IN 7-1-108 DEALING WITH BUILDING PERMITS AND TO ADD LANGUAGE IN 7-2-121 TO CLARIFY THE PROPERTY OWNER'S RESPONSIBILITY IN MAINTAINING RETAINING WALLS. (STAFF- RON WEIBEL AT 801- 963-3361) Discussion: Ron Weibel stated that most of the changes proposed in this text change to the City Ordinance are to bring the language in our ordinances in line with existing building codes. He added that there have been issues in deciding who maintains retaining walls and clarifying this in the language of the ordinance will help City staff. Phil Conder asked which side of the property line will have to take care of maintenance issues. Ron replied the responsibility belongs to the property owner on whose property the retaining wall has been built. The Planning Commission briefly discussed potential problems and questioned whether homeowners are aware of this when they purchase their homes. Ron stated that he would look further into this. He added that this has always been the requirement but the City is just now officially including it in the ordinance. ZT-11-2010 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT AMENDMENT TO TITLE 7 LAND USE DEVELOPMENT AND MANAGEMENT ACT REORGANIZING LANDSCAPING ELEMENTS AND ESTABLISHING CHAPTER 13 AS LANDSCAPE AND STREETSCAPE STANDARDS. (STAFF- SHANE SMITH AT 801-965- 5841) Discussion: Shane Smith explained that staff is creating one place in the ordinance for the landscaping and streetscaping elements. He displayed a chart that indicates what is being moved into this new chapter and what is being removed from others. Shane explained the various type of proposed landscaping buffer areas and the exceptions to these requirements. Staff and the Planning Commission discussed bioswales and different requirements and potential problems in various zones. Shane explained that single family homes and duplexes require 50% live plant material in the front yard. He also discussed manufacturing landscaping requirements and changes. Shane stated that new high image arterial streets have been added to the ordinance and provided a list of new streets that are included. Planning Commission Study Session July 7, 2010 Page 4 CONDITIONAL USE APPLICATION C-14-2010 PETITION BY FRANCISCO MOLINA, REPRESENTING INSTANT ACCESS CASH, REQUESTING CONDITIONAL USE APPROVAL FOR A PAWN SHOP AND CAR TITLE LOAN BUSINESS TO BE LOCATED AT 4735 W 3500 S IN A 2700 SQUARE FOOT LEASE SPACE OF AN EXISTING BUILDING. THE PROPERTY IS .87 ACRES AND IS ZONED C-2. (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Ron Weibel explained that the applicant is aware that they are not allowed to do check cashing. He stated that they are able to sell jewelry on pawn or consignment. Ron explained that he received a call from a neighbor who asked if the applicant will be accepting and selling guns. The applicant has stated that he will not be selling firearms. Ron explained that the pole sign on the site will remain since it is a multi-tenant sign. He indicated that the hours of operation will be from 9 a.m.- 7 p.m. and this will be a specific condition in the approval for the business. Barbara Thomas asked if there are other types of businesses similar to this throughout the City. Ron replied there are quite a few. Phil Conder asked if there will be bars on the windows. Ron replied that he is not sure but the applicant must meet the sign ordinance and all other requirements in the City ordinance. There being no further business, the meeting was adjourned at 5:13 p.m. Respectfully submitted, ___________________________________ Nichole Camac, Administrative Assistant