Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session July 21, 2010 The meeting was called to order at 3:34 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, Joe Garcia, Barbara Thomas, and Imaan Bilic ABSENT: WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Shane Smith, Jody Knapp, Frank Lilly, Steve Lehman and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Claire Gillmor, Assistant City Attorney Planning Commission Study Session July 21, 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) (CONTINUED FROM THE JULY 14, 2010 PLANNING COMMISSION PUBLIC HEARING) Discussion: Steve Pastorik reviewed the application and provided a history of the various concerns the Planning Commission has had with this property over the past two years. He stated that a consistent concern that seems to resurface is density. Steve indicated that the City doesn’t want to continue this application again on the same issue and would appreciate either an approval or denial recommendation to the City Council. Steve explained that parking for the apartment complex is 1.5 spaces per unit. He stated that, according to national research, regular apartment complexes of this size would typically need only 1.2 spaces without the senior element. Brent Fuller stated that a lot of seniors have more than one vehicle. Harold Woodruff replied that generally those types of people would not live in an apartment complex. Terri Mills agreed. Steve stated that the applicant is fine with whatever the Planning Commission decides on the walkway from the senior apartments to the commercial portion of the proposal. Staff’s recommendation would be to keep the walkway to provide a more walk-able and pedestrian friendly development. Steve explained that the apartment building will be about 8 feet lower than the homes to the west. He provided a diagram that depicted the change in elevation throughout the subdivision. Steve indicated that while UTA can request an area to have greater density, they do not have any land use authority. The ultimate decision of what is developed is determined by the City. Steve discussed density in the area and stated that this proposal meets the reccomendation listed in the General Plan. He added that the original proposal called for a much higher density and it seemed that the general census from the Planning Commission at that time was that it was too intense for the area. Barbara Thomas stated that her greatest concern is that the senior apartment complex is not attractive. Harold and Terri agreed. Jack Matheson suggested higher quality apartments, covered parking, and good amenities to help resolve some concern. Harold added that he doesn’t like the idea of people walking through the parking lot of the apartment complex. Joe stated that he feels the apartment building is still too high, even with the elevation change. Staff and the Planning Commission discussed the possibility of town homes and potential locations on the property where that might work better than a senior apartment building. 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) Planning Commission Study Session July 21, 2010 Page 3 (CONTINUED FROM THE JULY 14, 2010 PLANNING COMMISSION PUBLIC HEARING) Discussion: Brent Fuller stated his concern that wind energy systems can be a maximum of 30 feet on a smaller residential lot. He indicated that this could fall into a neighbor’s yard and cause damage and added that it could also create noise problems. Shane explained that setback requirements are 100% of the height of a system. Staff created an exception in the ordinance for smaller lots to allow them a 30 foot unit since Horizontal Axis Wind Systems are typically not as effective as Vertical Axis Wind Systems if they are less than 30 feet tall. Brent suggested requiring vertical windmills on smaller lots since these are more effective at lower heights. Shane replied that this is an option the Planning Commission can explore but he would advise against it since vertical systems are typically more expensive, and in some circumstances there may be good reason to install a horizontal wind system. The Planning Commission discussed various options and advised staff to remove the exception for 30 foot systems on smaller lots. Terri Mills asked what will happen to existing wind systems. Shane replied they will become a non-conforming use if they do not meet the ordinance. Barbara asked if trees can impact wind systems. Shane replied that they could. 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) (CONTINUED FROM THE JULY 14, 2010 PLANNING COMMISSION PUBLIC HEARING) Discussion: Terri Mills questioned what the tree survey requirement will accomplish and requested that staff modify the removal of trees from an exact number to a percentage or area standard. Shane explained that the tree survey is simply a way for the City to get an idea of what is being removed on various properties. Staff and the Planning Commission discussed the importance of preserving existing trees and replacing trees that have been removed. Shane indicated that while he supported the idea of tree preservation, the argument against it is that it is difficult for new developments to work around existing trees. Jody stated that staff considered requiring tree survey’s for conditional uses. Terri discussed conifer trees and stated that there is great value in keeping these trees as a requirement in the Manufacturing Zone. Terri Mills asked if vegetative swells are meant for appearance or effectiveness. Shane replied vegetation slows down water flow and filters out heavy metals and chemicals and are meant for that purpose and not necessarily appearance. CONDITIONAL USE APPLICATION C-15-2010 PETITION BY MARK MCDOUGAL REQUESTING A CONDITIONAL USE AMENDMENT FOR A RENT TO OWN AUTO SALES BUSINESS. THE PROPERTY IS LOCATED AT 4660 SOUTH 4000 WEST ON 4.73 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- FRANK LILLY AT 801-963-3531) Discussion: Frank Lilly stated that the applicant would like to add auto rental and Planning Commission Study Session July 21, 2010 Page 4 sales to his existing business. He stated that he has secured an agreement from the land owner and will be using space along the 4700 South property line. Frank indicated that the applicant will not be doing any mechanical work or car washing and all vehicles will be in operating condition. He stated that the applicant will be required to re-stripe the asphalt and more landscaping can be required if the Planning Commission feels it’s necessary. Frank explained the sign won’t change for the business but the face will. Jack Matheson asked if there will be a fence around car lot. Frank replied no. Staff and the Planning Commission discussed the pedestrian pathway that leads into the property. Brent Fuller suggested moving the business away from the west property line so that it isn’t right next to the trail. Joe Garcia asked if there is adequate lighting. Frank displayed a lighting plan for the business and indicated that it is very well lit. There being no further business, the meeting was adjourned at 5:04 p.m. Respectfully submitted, ___________________________________ Nichole Camac, Administrative Assistant