Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session September 15, 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, Terri Mills, Phil Conder, and Barbara Thomas ABSENT: Harold Woodruff, Joe Garcia, and Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Jody Knapp, Hannah Thiel and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Claire Gillmor, Assistant City Attorney Planning Commission Study Session September 15, 2010 Page 2 DISCUSSION ITEMS DISCUSSION PARKS AND TRAILS BOND UPDATE BY THE MAYOR (20 MINUTES). (STAFF- NICOLE COTTLE AT 801-963-3327) Discussion: Mayor Mike Winder explained that Proposition 3 on the November ballot will address a parks and trails bond that the City would like to use to establish 17 new parks and trail systems throughout West Valley. He explained that the City cannot promote this proposal but can educate the residents on it. He indicated where these 17 new sites would be located on a map. Mayor Winder stated that replacing Granger Park with a nice open space in City Center is a priority for the City. Kevin Fayless described existing canals, walkways, and power corridors and stated that walk-able communities are becoming more and more important to residents. Mr. Fayless described various trail opportunities, skate parks, off leash dog parks, etc. He indicated the importance of green space as development continues to the west and stated that West Valley City is likely to have another 50,000 people in the next 20-30 years so areas of open space will become increasingly more important. He stated that parks can help cut down crime rates by providing areas for young people to spend time. Mr. Fayless stated that parks are not just amenities but are essential to a community’s quality of life. Councilman Corey Rushton stated that now is the time to request this bond as construction rates are at their lowest. He indicated that residents are no longer looking for basketball courts and playgrounds but areas such as plazas, dog parks, skate areas, etc. Barbara Thomas asked if schools are coordinating with the City to share parks and open space areas. Mayor Winder replied yes. Phil Conder asked how Granger Park will fit into this plan. Mayor Winder replied that the entire space will be filled up with the new Granger High facility but money the City receives for the park could go toward a City Center park. Phil asked if any federal money will help with this project. Councilman Rushton stated that if money can be put toward this project with this bond, federal funds could potentially match it. Phil expressed concern that the money may not go toward these parks and trails if there is no set plan on the table. Mayor Winder replied that the City is legally bound by the actual language on the ballot to ensure the money goes where it is intended. Barbara asked if all funding will go toward new parks. Mayor Winder replied yes and indicated that no funding can go toward maintaining existing parks. Jack asked if the trails will be paved. Mayor Winder replied yes. Staff and the Planning Commission discussed highways and different ways to work trails around them. Jack asked how soon the money would be spent. Mayor Winder replied it would happen within the first 2 years of receiving the proposed bond. Barbara expressed concern that the City will not have enough money to maintain all these new proposed parks. Mayor Winder stated that there are different ways that this can be handled and the City will find the most cost effective and efficient method when the time comes. Planning Commission Study Session September 15, 2010 Page 3 ZONE TEXT CHANGE APPLICATIONS ZT-14-2010 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT AMENDMENT TO THE SUBDIVISION ORDINANCE (SECTION 7-19 OF THE CITY CODE). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman described changes to the Subdivision Ordinance being proposed by staff. Modifications have been made to schematic plan requirements, minor subdivision processes, street dedication requirements, storm water pollution prevention plans, CC&R’s, bonds, right of way pavements for bike lanes, stub roads, fence responsibilities in a PUD, flag lots, and water courses. He briefly discussed various sections of the ordinance that have been cleaned up and explained where language has been clarified. Staff and the Planning Commission discussed park strip requirements regarding landscaping. Steve stated that there can be trees, grass, stamped concrete, etc. and this is usually left up to the developer. Barbara Thomas went through the ordinance and discussed several concerns that she had. Steve answered her questions and agreed to address several of her concerns for the Public Hearing. SUBDIVISION APPLICATION PUD-1-2010 PETITION BY STEVEN NELSON, REPRESENTING MOUNTAIN WEST ASSOCIATED PHYSICIANS LLC, REQUESTING PRELIMINARY AND FINAL APPROVAL FOR THE MWP PLAZA CONDOMINIUMS. THE PROPERTY IS LOCATED AT 3465 SOUTH PIONEER PARKWAY AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the individuals that started their medical practice here will be retiring soon and are finding it difficult to sell the building as a whole. The applicant has stated that financing is difficult since purchasing the property with other practices is considered a partnership. Many interested clients are also reluctant to open a partnership with someone they don’t know. Steve stated that shared parking and landscaping for the site are also difficult to handle in a partnership as opposed to a CCR run condominium complex. He indicated that each condominium will have access into the building and there will be private space as well as common spaces among each individual owner. Brent Fuller asked if there will be any fire rating requirements. Steve replied no since condominiums, like apartments, are separated only by air space and not property lines. CONDITIONAL USE APPLICATIONS C-22-2010 PETITION BY SCOTT JOHNSON, REPRESENTING I SIGN CO., REQUESTING A CONDITIONAL USE AMENDMENT FOR PERMANENT FLAGS FOR THE MEADOWBROOK MOBILE HOME PARK. THE PROPERTY IS LOCATED AT 1240 HUMMINGBIRD STREET ON 40.45 ACRES AND IS ZONED 'RMH' (RESIDENTIAL MOBILE HOME). (STAFF- HANNAH THIEL AT 965-5814) Planning Commission Study Session September 15, 2010 Page 4 Discussion: Hannah Thiel stated that the only requirement in the ordinance is that advertising flags must be reviewed by the Planning Commission and shall generally maintain a 20 foot setback from the property line. She indicated that the applicant has requested six flagpoles at the entrance of the Meadowbrook Mobile Home Park and 12 flagpoles along 4100 South. She stated that flags are interchangeable so different designs can be used. Hannah added that the Planning Commission can’t regulate the appearance of the specific flags but can determine whether the height, size, quantity, and landscaping meet the City’s code. Phil Conder stated that this is a conditional use so the Planning Commission can’t deny it. Hannah agreed and added that there were a lot of regulations in the ordinance for advertising flags but the Planning Commission chose to remove these requirements when the Temporary Sign Ordinance was modified. Jack Matheson commented that the landscaping is poor in the area along 4100 South. He asked if installing curb, gutter, and sidewalks could be a requirement. Claire Gillmor replied that would likely be unfair since it would require asking a large investment for a much smaller request. Staff and the Planning Commission discussed whether advertising flags are considered to be signs. Claire indicated that they are physically flags and have a definition in the ordinance so that is what the Planning Commission must consider them to be. Barbara stated that maintenance of the flags should be a requirement. C-23-2010 PETITION BY ERIN VEENENDAAL REQUESTING CONDITIONAL USE APPROVAL FOR A MAJOR HOME OCCUPATION FOR A FLORAL ARRANGEMENT BUSINESS. THE PROPERTY IS LOCATED AT 3604 KINGDOM CT. ON .14 ACRES AND IS ZONED 'R-1-6' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 6,000 SQUARE FEET). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Hannah Thiel explained that the reason this is a conditional is because the refrigerator is in the garage and is therefore considered to be a major home occupation. She stated that the site is very well maintained and added that there is still plenty of room to park two cars in the garage. Terri Mills asked if the flowers will be brought in from off site. Hannah replied that she would assume yes. There being no further business, the meeting was adjourned at 5:07 p.m. Respectfully submitted, ___________________________________ Nichole Camac, Administrative Assistant