Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session September 1, 2010 The meeting was called to order at 3:33 p.m. by Chairman Brent Fuller at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Brent Fuller, Jack Matheson, Phil Conder, Joe Garcia, and Barbara Thomas ABSENT: Harold Woodruff, Terri Mills, and Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Jody Knapp, Ron Weibel, Hannah Thiel and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Claire Gillmor, Assistant City Attorney Planning Commission Study Session September 1, 2010 Page 2 ZONE TEXT CHANGE APPLICATIONS ZT-12-2010 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT AMENDMENT TO THE TEMPORARY USE ORDINANCE. (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp explained that everything is currently lumped under one section in the current temporary use ordinance. She stated that applications have been received recently for concerts, carnivals, car shows, etc and staff doesn’t feel it’s appropriate to allow this type of event to have a 6 month permit. Jody explained that there are now separate sections in the ordinance for different uses and their specific operation time limits. These include seasonal uses (snow cone shacks, Christmas trees, etc.), event uses (carnival, concert, haunted house, etc) and temporary structures (construction trailers, sales trailers, etc). Phil Conder asked if the permits are issued for separate parcels. Jody replied a permit would apply for an overall location. Phil asked how people know they need to apply for a temporary use permit. Claire Gillmore replied that the Police Department and Code Enforcement typically get the word out. Jody added that communication through different City departments helps too. Jack Matheson asked if the closing of a street is part of a permit. Jody replied yes. Phil asked if windshield repair businesses are considered part of this. Jody replied that those are not allowed in the City. Brent Fuller expressed concern about requiring construction trailers to get a permit. Jody replied that this has always been in the Code but there is often a lack of communication with the Building Department. Claire suggested striking trailers from the language and simply saying temporary buildings. Steve Pastorik added that the only concern staff would have is a business being operated out of a trailer. Jack Matheson asked if tent revivals are part of the temporary use ordinance. Jody replied that these are religious events and are a protected use. She briefly explained the uses that have been removed from the ordinance. ZT-13-2010 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT AMENDMENT TO TITLE 7 LAND USE DEVELOPMENT AND MANAGEMENT ACT RESIDENTIAL ACCESS STANDARDS FOR VEHICLES IN SECTION 7-9-108 AND MINIMUM ACCESSORY BUILDING AND DWELLING SEPARATION STANDARDS IN SECTION 7-6-305. (STAFF- HANNAH THIEL AT 801-965-5814) Discussion: Hannah Thiel explained that currently accessory buildings are required to be 6 feet away from the house due to building code and there is little ability to fit cars through this space. She stated that the proposed change is a 3 foot separation requirement which will still allow people to walk through the gap for maintenance, etc. She indicated that residents will still be required to meet building code with fire rating by doing some basic sheet rocking. Hannah stated that the second piece to this zone text change request deals with enclosing a carport or garage into living space. She stated people must replace their minimum parking somewhere else on the property when this is done and access to those parking spaces must be a minimum of 10 feet. Staff is proposing to change this minimum access requirement to 8 feet to help people whose homes were built under county jurisdiction and only have enough room for an 8 foot separation. She stated that most cars, with the exception of large trucks, can fit in this space and added that the access must be paved. Staff and the Planning Commission briefly discussed attached and detached structures and the separate setback requirements. SUBDIVISION APPLICATION S-6-2010 PETITION BY CHRIS DRENT, REPRESENTING ARBOR GARDNER PLUMB SUNSET HILLS LLC, REQUESTING AN AMENDMENT THE SUNSET HILLS PUD PHASE 1 AMENDED SUBDIVISION PLAT. THE AMENDED PLAT WILL REALIGN PORTION OF OQUIRRH MESA DRIVE. AS A RESULT OF THIS AMENDMENT, PARCELS A & Planning Commission Study Session September 1, 2010 Page 3 C WILL ALSO BE AMENDED. THE PROPOSED AMENDMENT IS LOCATED AT APPROXIMATELY 6455 SOUTH OQUIRRH MESA DRIVE (7350 WEST). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the applicant wants to amend the subdivision plat due to road alignment issues in the northwest corner of the subdivision. He explained that there is a high tension power corridor running through the proposed road that will run from 6200 south to 6600 south. The developer was aware that a pole just to the West of the road would need to be moved and replaced but the bond was due before he could address this issue. As a result, the applicant is requesting the road be shifted slightly to avoid any problems with the pole. He stated that the road will still line up and added that the City’s dedicated park will increase slightly while the developer’s private park will decrease slightly. Steve briefly discussed walkways throughout the area. Barbara Thomas asked where the Mountain View Corridor will be in relation to this subdivision. Steve replied that it is further east and will not affect the neighborhood at all. CONDITIONAL USE APPLICATIONS C-18-2010 PETITION BY VERIZON WIRELESS REQUESTING CONDITIONAL USE APPROVAL TO MOUNT ANTENNAS ON THE ROOF OF THE GRANGER MEDICAL CENTER BUILDING. THE PROPERTY IS LOCATED AT 3725 W 4100 S ON 7.13 ACRES AND IS ZONED 'RB' (RESIDENTIAL BUSINESS). (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Ron Weibel indicated where current carrier equipment is located on the building and displayed where the new proposed equipment would be constructed. He stated that the applicant is well within the maximum height and setback requirements of the ordinance. Barbara Thomas asked if the antennas affect any work being done inside the medical building. Ron stated that the owners of Granger Medical have looked into this and have determined that it will not affect any medical equipment they use. He added that as part of the Telecommunications Act of 1996, a wireless company cannot be denied the placement of equipment due to possible EMF issues. Ron stated that screening can be required if the Planning Commission feels it’s necessary but he added that screening on this building may be more obtrusive. Joe Garcia asked if staff can require that equipment be more centrally located on top of the building. Ron replied that is not something the City can regulate by ordinance and explained that this is determined by the building owner. C-19-2010 PETITION BY ACE DISPOSAL, INC. REQUESTING A CONDITIONAL USE AMENDMENT TO EXPAND THE AREA USED FOR STORAGE INTO 2 ACRES ON THE SOUTH END OF THEIR PROPERTY. THE PROPERTY IS LOCATED AT 2274 S TECHNOLOGY DR. ON 2 ACRES AND IS ZONED 'M' (MANUFACTURING). (STAFF- RON WEIBEL AT 801-963-3361) Discussion: Ron explained that the applicant is requesting an expansion to their existing lot. He stated that the ground will be built up on the new section, a retaining wall will be added, and the existing fence will be continued. Ron indicated that the landscaping for the area is xeriscape which will be continued on to this portion. He stated that the only concern is that if the right of way ever becomes an issue, the neighboring property will need to remove their fence to access their lot. Ace Disposal has stated that they do not wish to create access problems, they just need the additional space. C-20-2010 PETITION BY GARBETT HOMES REQUESTING CONDITIONAL USE APPROVAL FOR A DUPLEX IN A R-2-8 ZONE. THE PROPERTY IS LOCATED AT 1347 W 2320 S ON 8075 SQUARE FEET. (STAFF- JODY KNAPP AT 801-963-3497) Planning Commission Study Session September 1, 2010 Page 4 Discussion: Jody Knapp explained that the duplexes will be a two story structure and will have a two car garage. She indicated that the units will have a greater side-yard setback since they are on a corner lot. Jody stated that curb, gutter, and sidewalks are already installed but Public Works will be reviewing them to ensure there is handicap accessibility and that no repairs are needed. Jody displayed the elevations for the duplex and stated that there are 4 bedrooms in each unit. Joe Garcia asked if there are basements. Jody replied no. She explained that this is a high flood area and will need to be surveyed prior to construction. She added that the Fire Department will also need to visit the site to ensure there is a fire hydrant in the area. Jack Matheson asked if there are other duplexes in the area. Jody replied that the whole block is zoned that way. Phil Conder asked why this is a conditional use. Jody replied that any multi-family unit is a conditional use even if it’s already in an RM zone. C-21-2010 PETITION BY SEAMLESS SIGNS AND VIRG'S RESTARAUNT REQUESTING A CONDITIONAL USE AMENDMENT TO MODIFY MONUMENT SIGN REQUIREMENTS PER THE CRITERIA FOR BONUS SIGN AREA. THE PROPERTY IS LOCATED AT 3282 W 3500 S ON .61 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp explained that Virg’s Restaurant will be located in the old Wingers building on 3500 South. She indicated that the original pole sign on the site has been removed to bring the sign into compliance. Jody stated that the applicant is requesting a bonus for the new sign for a total sign size of 51 square feet. She stated that if the base is stucco, there must be a decorative element. Jody explained that specific landscaping will be required around the sign in addition to the landscaping required for the site. Joe Garcia asked if there is a restaurant in the old Quiznos restaurant just west of the Virg’s Restaurant. Jody replied yes. Joe stated that he is concerned that people won’t be able to see this restaurant due to the size of this sign. Jody replied that the sign has a 10 foot setback and Phil added that there are a lot of trees where the restaurant is. Phil asked if a future business will be allowed to have the same size sign if the bonus is granted for Virg’s Restaurant. Jody replied yes and added that conditional uses run with the land. DISCUSSION ITEMS DISCUSSION DISCUSSION REGARDING THE SUBDIVISION ORDINANCE. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that he has modified the flag lot section of the ordinance in response to Planning Commission concerns at a previous study session meeting. He indicated that smaller single family residential lots would require a 12,000 square foot minimum for the flag lot property. Larger lots would simply require that the flag lot meet the requirement for the zone. The Planning Commission had no concerns with this. There being no further business, the meeting was adjourned at 4:51 p.m. Respectfully submitted, ___________________________________ Nichole Camac, Administrative Assistant