Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session October 20, 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, Joe Garcia, and Barbara Thomas ABSENT: Harold Woodruff and Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Lehman, Jody Knapp, Hannah Thiel and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Claire Gillmor, Assistant City Attorney Planning Commission Study Session October 20, 2010 Page 2 GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-1-2010 PETITION BY LINEU CORDEIRO REQUESTING A ZONE CHANGE FROM 'M (MANUFACTURING) TO 'R-2-8' (RESIDENTIAL DUPLEX MINIMUM LOT SIZE 8,000 SQUARE FEET) AND A GENERAL PLAN CHANGE FROM LOW DENSITY RESIDENTIAL TO MEDIUM DENSITY RESIDENTIAL. THE PROPERTY IS LOCATED AT 3641 S 7200 W ON 0.43 ACRES. (STAFF- STEVE PASTORIK AT 963-3545) Discussion: Jody Knapp described the history of the site beginning in the early 1980’s when the property owner (Poulson) of this parcel and the neighboring one had the zone changed to M(DR). This zone change also included a deed restriction regarding specific uses allowed at this location. Jody explained that the two properties were sold in 1989 and the City at this point requested a re-zone to eliminate the M(DR) zone and return the site to the original zoning of ‘R-1-8’. This request was denied by the Planning Commission. She explained the property has since changed hands several times and staff has been working with the current landowner since July of 2008. The applicant is now requesting a zone change to ‘R-2-8’ to legalize an existing duplex on this property (he does not own the neighboring property). Terri Mills expressed concern that a single family home will be removed and the City will be getting a duplex in return. Jody indicated that the home is already being used as a duplex. She explained that the garages in the back will be left alone but the house in front will be cleaned up with requirements added if this application is approved. She added that the Planning Commission could deny this request as well and the existing duplex would either need to be returned to a single family home or the entire property could convert to a commercial use under the requirements of the M(DR) zone. Phil Conder asked if there are any ‘R-2-8’ zones in the area. Jody replied no and indicated that the surrounding properties are single family and there is the Deseret Industries building across the street. Brent Fuller asked if commercial businesses would be allowed to operate in an ‘R-2-8’ zone. Jody and the Planning Commission discussed non-conforming uses in relation to this property. Jody discussed the different potential uses on this property if the zoning were approved or denied. Barbara Thomas asked if there are any building permits for the garages that expand across this property and the neighboring one. Jody replied that there is no record because it goes too far back. The Planning Commission and staff discussed the garages and how they relate to the property line and the zoning of the parcels. Barbara stated that she feels the garages should be separated since the properties are no longer owned by the same person. Jody replied that the property line was always there and the garages were approved on the site plan to be built across both parcels. Claire Gillmor indicated that this is a very complicated site and staff will look further into some of these problems prior to the Public Hearing. Planning Commission Study Session October 20, 2010 Page 3 ZONE TEXT CHANGE APPLICATIONS ZT-15-2010 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT AMENDMENT TO TITLE 7 LAND USE DEVELOPMENT AND MANAGEMENT ACT AGRICULTURAL ZONE ACCESSORY BUILDING AREA STANDARDS FOR LOTS LESS THAN 0.5 ACRES IN SECTION 7-6-3- 209. (STAFF- HANNAH THIEL AT 801-965-5814) Discussion: Hannah Thiel explained that the current ordinance allows agricultural properties less than a half acre the option of using single family residential setback requirements for accessory buildings. She indicated that agricultural properties typically require accessory buildings to be set back 10 feet from the property line. Since some lots are smaller, this text change would simply add the ability for area standards of single family residential zones to be applied to smaller agricultural lots as well. Barbara Thomas expressed concern that smaller structures with animals could be closer to the property line. Hannah replied that any type of animal enclosure would follow a different set of requirements and would not apply to this. SUBDIVISION APPLICATION SV-3-2010 PETITION BY DONNA CHRISTENSEN, REQUESTING CONSIDERATION TO VACATE ALL OF CASSELL STREET NORTH OF CLAYBORNE AVENUE. THIS REQUEST IS REGARDING AN UNIMPROVED ROAD LOCATED AT APPROXIMATELY 1510 WEST 2785 SOUTH. THE PORTION TO BE VACATED IS LOCATED BETWEEN CLAYBORNE AVENUE AND THE SOUTH EDGE OF THE LIGHT RAIL EXTENSION TO WEST VALLEY CITY. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that this street was never improved or constructed. A neighbor requested a portion to be vacated in 2008 due to the construction of TRAX and this application was just recently approved by City Council. Steve indicated that the water line in the area is abandoned and there are no sewer lines believed to be here either. He explained that there is a neighbor that expressed concern regarding crime in the area but staff believes that the introduction of TRAX and the change to private property could help mitigate these problems. Steve also indicated that the neighbor, Mayo Hogue, is concerned that there may be a conflict with the applicant regarding the fence separating the properties. Steve stated that he will contact the applicant and determine what his intent with the fence will be. Phil Conder asked if the additional property will be divided straight down the road between the two property owners. Steve replied yes. He added that either property owner can also deed the property that they don’t want. This could be one way to eliminate the fence issue. Steve explained that this street vacation would add value to both pieces of property. Staff and the Planning Commission briefly discussed how deeds are recorded and the process of getting a street vacated. CONDITIONAL USE APPLICATIONS C-27-2010 PETITION BY U BURN 'EM, WE BUILD 'EM TRANSMISSIONS REQUESTING CONDITIONAL USE APPROVAL FOR A TRANSMISSION SHOP. THE Planning Commission Study Session October 20, 2010 Page 4 PROPERTY IS LOCATED AT 2660 W 2590 S ON 1 ACRE AND IS ZONED 'M’ (MANUFACTURING). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp explained that the applicant will be using the west side of this building to operate his business and added that no outside work or storage will be allowed. Jody stated that several trees indicated on the original site plan have been removed due to the addition of power lines. She is waiting to hear back from Rocky Mountain Power to see whether the trees were removed by them or the property owner. She explained that smaller trees could be planted beneath the power lines and indicated that Rocky Mountain Power has a list of options that would work. Phil Conder stated that it doesn’t seem fair to attach this requirement to the applicant since he is simply renting out this space. He indicated that it would make more sense for the property owner to plant the trees. Claire Gillmor replied that it’s typical for commercial businesses to enter into leases where they are responsible for landscaping. Phil stated that all work will be conducted inside the building and questioned how landscaping would affect that. Brent Fuller agreed and stated that the property owner should be responsible for the landscaping while the renters should be responsible for the interior of the building. Claire indicated that there isn’t really a way to ensure the trees are replanted in this particular case unless the requirement is attached to a conditional use. Jack Matheson asked if there are garage doors. Jody replied yes. Joe Garcia asked about the disposal of transmission fluid. Jody explained the specific process described by the applicant. Barbara Thomas asked if there will be any signage. Jody replied that there is no ground sign and indicated that the applicant will simply have a metal sign on the building. There being no further business, the meeting was adjourned at 4:37 p.m. Respectfully submitted, ___________________________________ Nichole Camac, Administrative Assistant