Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session October 1, 2014 The meeting was called to order at 3:30 p.m. by Vice-Chairman Barbara Thomas at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Jack Matheson, Terri Mills, Barbara Thomas, Clover Meaders, and Latai Tupou ABSENT: Brent Fuller and Phil Conder WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Lee Logston, Kevin Despain, Jody Knapp, and Margo Hoyt WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session October 1, 2014 Page 2 GENERAL PLAN CHANGE APPLICATIONS GP-1-2014 PETITION BY WEST VALLEY CITY REQUESTING A GENERAL PLAN TEXT CHANGE TO UPDATE THE MODERATE INCOME HOUSING PLAN. (STAFF- LEE LOGSTON AT 801-963-3531) Discussion: Lee Logston stated that this plan should be updated every 2 years. He provided the following information to the Planning Commission: STATE REQUIREMENT: • “Municipalities should provide a reasonable opportunity” for moderate income housing. Reasonable is not defined, but our take on that is that the % of housing units affordable to moderate income household’s should be equal to the % of moderate income household’s in SLCO • Moderate Income Housing defined: affordable to households making 80% or less of the median gross income of Salt Lake County residents • Required by state law to update every two years, addressing 1. Estimate of current supply 2. Estimate of 5 year need 3. Survey of residential land use 4. Evaluate how our land use and zoning affects opportunity for more 5. Our program to encourage more • We add “state of the city” with demographic analysis • We use a combination of 2010 Census data and 2012 ACS 3 year estimates – timing CALCULATION: • 2012 SLCO median household income: $58,731 (WVC $50,445 14% lower) • Adjusting for wage increases, 80% would be $47,690 household income (80%) • Using standard 30% household income for housing: o A moderate income household could afford $14,307 annually or $1,192 monthly for housing o They could afford a $197,000 house o Almost 20,000 of WVC’s 37,000 housing units would be considered affordable (53.7%) ▪ 84.8% of rental units ▪ 39.6% of owner occupied units o 39.6% of SLCO households are in this income bracket • 5 year need for more affordable housing o Last 5 years: average of 150 new single family households and 93 multi- family each year o Would expect 759 new single family households and 464 multi-family units to be built o Even if none of these are affordable, we have adequate surplus now to provide Barbara Thomas clarified that the City wouldn’t have to do this if not for the State Planning Commission Study Session October 1, 2014 Page 3 requirement. Lee replied yes and added that the City already meets the criteria so no changes will need to be made. Barbara asked if the State requires a certain percentage of moderate income housing. Lee replied yes. Barbara asked if this is based on size. Steve replied it’s based on ‘reasonable opportunity’ and is open to interpretation by each City. Barbara asked what teeth the State legislature has. Steve replied that developers could potentially sue a City if they feel moderate income housing isn’t provided and they can’t build a moderate income development. Brandon agreed and stated that West Valley City’s Moderate Income Housing Plan is pretty straight forward so he doesn’t ever see this as a possibility. Clover Meaders asked how long this has been State law. Brandon replied since the late 90’s. Lee stated that this is part of the General Plan so it will be included in the next update. He added that the State will also get the plan. ZONE TEXT CHANGE APPLICATIONS ZT-5-2014 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT AMENDMENT TO ESTABLISH SEPARATION REQUIREMENTS FOR CAR TITLE LOAN BUSINESSES. (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Steve Pastorik stated that there has been a significant increase in car title loan businesses. He indicated that the proposed ordinance will require these businesses to be 500 feet from residential and 600 feet from other car title loan businesses. He provided a map that displayed the location of current title loan businesses. He stated that there is a cluster on 3500 S which is a concern to the City. He provided a map that displayed where the areas are allowed currently and where the new ordinance will restrict these. Barbara Thomas asked if it would be easier to limit the number per population. Steve replied that this was done for check cashing businesses but is not recommended for car title loans. Brandon agreed and added that check cashing and pawn businesses are more documented with negative effects while title loans haven’t been in existence for quite as long. He added that these types of businesses are usually very clustered. Barbara asked if people get denied at one and go to another and questioned whether interest rates and qualification methods are different between two of them. Brandon stated that they tend to cluster due to a specific type of target. He added that they are a commercial use and it is possible for them to wind up close together just due to the size of the City and the number of commercial zones. Barbara asked what problem arises from these types of businesses clustering. Brandon replied that property values have been shown to decrease. Steve added that the City wants to attract different types of businesses and seeing a cluster of this type can drive others out. Jack Matheson stated the ordinance looks very defendable. Brandon stated that this is a destination type use. Latai stated that 600 feet doesn’t seem very far from one another and stated that this could still allow for clustering. Steve displayed the map and stated that many of the existing businesses would not be allowed under the new ordinance. Brandon indicated that studies show the proposed numbers are effective and it’s good to stick with these numbers so that the City can defend them if they were ever challenged. CONDITIONAL USE APPLICATIONS C-56-2014 PETITION BY T-MOBILE REQUESTING CONDITIONAL USE APPROVAL FOR A MONOPOLE CELL TOWER. THE PROPERTY IS LOCATED AT 4400 W 4100 S ON 4.37 ACRES AND IS ZONED 'A' (AGRICULTURE). (STAFF- JODY KNAPP AT 801-963-3497) Planning Commission Study Session October 1, 2014 Page 4 Discussion: Jody Knapp stated that the applicant would like to place a monopole cell tower at Winder Dairy. She stated that the store has been closed so public will not be accessing this any longer. She stated that the tower will be occupying a parking space which is not needed. Jody stated that there will be a 6 foot fence, a generator, concrete pad, and the other typical equipment needed. She indicated that the tower will need to meet all requirements of the ordinance .Terri asked what the property is to the south. Jody replied that it is the cemetery. Terri asked how far the cell tower must be from residential. Jody replied 200 feet. Terri asked if there are setbacks. Jody replied 10 feet from the property line but no setback is required based on the height. C-57-2014 PETITION BY COMMUNITY AUTO SALES REQUESTING AN EXTENSION OF A CONDITIONAL USE APPROVAL FOR USED CAR SALES. THE PROPERTY IS LOCATED AT 2990 W 3500 S ON .24 ACRES AND IS ZONED 'C- 2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp stated that this item was reviewed by the Planning Commission 6 months ago. She indicated that this was originally approved in 2006 and the applicants were required to do landscaping along a high image arterial. A delay agreement was done for the widening of 3500 S. Jody indicated that the company vacated the site but have returned so the Planning Commission gave them 6 months to complete landscaping. The applicant spoke with UDOT and has learned that they will be required to close one of their access points. Jody explained that the landscaping would now be extended across this area as well but the applicant would like to appeal the decision to UDOT for the closure. She indicated that the applicant is requesting a year extension on the landscaping to get this issue resolved. Barbara stated she feels uncomfortable giving the applicant a year because he has had 6 months already. Brandon Hill stated that the Planning Commission can require the landscaping be completed before a business license is issued which may motivate the applicant to complete the improvements. Jack Matheson stated he thinks the landscaping should be completed now and if UDOT closes the access in the future the landscaping can be expanded to accommodate that area. There being no further business, the meeting was adjourned at 4:14 p.m. Respectfully submitted ________________________________________ Nichole Camac, Administrative Assistant