Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session October 7, 2015 The meeting was called to order at 3:32 p.m. by Chair Barbara Thomas at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Brent Fuller, Clover Meaders, Barbara Thomas, Latai Tupou, Martell Winters, and Harold Woodruff ABSENT: Jack Matheson WEST VALLEY CITY PLANNING DIVISION STAFF: Brock Anderson, Ryan Harris, Jody Knapp, Steve Lehman, Lee Logston, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION: Bradley Jeppsen, City Attorney Planning Commission Study Session October 7, 2015 Page 2 ZONE TEXT CHANGE APPLICATIONS ZT-4-2015 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT CHANGE TO SECTION 7-5-101 TO ALLOW ZONE CHANGE APPLICATIONS TO THE RM ZONE UNDER CERTAIN CONDITIONS AND TO ALLOW ZONE CHANGE APPLICATIONS TO THE R-1-7, R-1-8, R-1-10, AND R-1-12 ZONES ON INFILL PARCELS LESS THAN TWO ACRES IN AREA. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: The zone text change will allow RM zoning only if the applicant meets certain conditions - 1. The property has to be at least two acres and the density doesn’t exceed 12 units per acre unless existing structures on the property are proposed for redevelopment, in which case there should be no minimum acreage requirement and proposed units should not exceed 20 units per acre. (If it is a redevelopment project, the Council does not want to restrict to a minimum lot size and wants to give more flexibility on the density.) 2. The property must have either frontage on the street with a planned right of way width at least 80 feet as shown on the Major Street Plan or be adjacent to existing multi-family on two sides. (RM zoning can only be on fairly major streets in order to be considered.) 3. With the zone change application, the applicant would need to propose a development that gets into the types of units, the materials, landscaping, materials, and amenities. (Even if the applicant meets these three conditions, if the Council feels it isn’t a good fit, they can still say no.) ZT-5-2015 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT CHANGE TO AMEND VARIOUS SECTIONS OF THE SIGN CODE. (STAFF - STEVE PASTORIK 801-963-3545) Discussion: A Supreme Court case was decuded recently involving a church that sued an Arizona city over a temporary signage regulation. The church was transient, holding meetings in different places. Although the city had a code that addressed temporary address signs, the church felt that all temporary signs should be regulated the same. The Supreme Court ruled that the content of the sign Planning Commission Study Session October 7, 2015 Page 3 shouldn’t matter. Sign setbacks and height can be regulated, but what is on the sign cannot. The City has reviewed our sign code in light of this Supreme Court case. We can treat commercial vs. non-commercial signs differently, but we want to make it clear that the City’s intent is to regulate and define signage without reference to content. Plain, brightly-colored flags were discussed. They are used to get attention at a commercial establishment. Streamers and pennants are currently prohibited. SUBDIVISION APPLICATIONS S-23-2015 PETITION BY PEPG CONSULTING, REPRESENTING THE PROPERTY OWNER, REQUESTING AN AMENDMENT TO LOTS 10, 11, 14, AND 15 OF THE WEST VALLEY TRUCK CENTER SUBDIVISION. THE SUBDIVISION IS LOCATED AT 2374 SOUTH 5370 WEST AND CONSISTS OF 4 LOTS ON 9.6 ACRES. THE SUBDIVISION IS ZONED M (MANUFACTURING). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: In order to accommodate future buildings, the property owner would like to modify the property line by 20’. There are public utility easements parallel to the property line that must be adjusted as well. Because public utilities need to be shifted, this must go through the Planning Commission and City Council. S-24-2015 PETITION BY DAVID READ REQUESTING A 4 LOT SUBDIVISION. THE PROPERTY IS LOCATED AT 4420 S 3600 W ON .79 ACRES AND IS ZONED 'R-1-8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: This request is regarding Moulton Farms Phase III. This parcel was platted as part of Phase II, but held out for a future subdivide. Rasband Construction is currently building homes on the property. They are 100% masonry with 3 car garages, lot size is a minimum of 8,000 square feet. Future homes in Phase III will have the same standards. This subdivision fronts 3600 West. The older home on the property will remain and be renovated. CONDITIONAL USE APPLICATIONS C-35-2015 PETITION BY H & X INCORPORATED REQUESTING CONDITIONAL USE APPROVAL FOR A MULTI-TENANT RETAIL/RESTAURANT BUILDING. THE PROPERTY IS LOCATED AT 4758 W 4100 S ON 1 ACRE AND IS ZONED 'C-1' (NEIGHBORHOOD COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497) Planning Commission Study Session October 7, 2015 Page 4 Discussion: A Wild Ginger store and restaurant is proposed to be built on this property. The property is located near the Hunter Library and was rezoned from R-1-8 to C-1 in 2013. There was a concern with the grading plan on the site and the elevation difference from the adjacent property. The applicant has lowered the entire site and will pump the water out to the storm drain which then eliminates the need for a retaining wall along the north and east sides of the site. A retaining wall will be installed on the southwest corner which will take up most of the grade change in landscaping along the frontage. The two entrances to the property will meet grade. The existing masonry wall by the library will remain. The elevations of the building must meet the Development Agreement standards as approved by City Council. S-46-2015 PETITION BY VERIZON WIRELESS REQUESTING CONDITIONAL USE APPROVAL FOR A SMALL CELL ROOF ANTENNA. THE PROPERTY IS LOCATED AT 2938 S REDWOOD RD. ON 5.12 ACRES AND IS ZONED C-2. (STAFF - JODY KNAPP AT 801- 963-3497) Discussion: A small, 2’canister-type cell antenna will be installed on top of the existing building adjacent to the Oquirrh Meadows assisted living facility. It is up to the Planning Commission whether or not the antenna should be screened. Two renderings were shown; one with the antenna exposed and one with a screened tower. It was agreed that the cover is more unsightly and obtrusive than just the antenna exposed. According to code, the antenna must be located at least 5’ from the edge of the parapet wall or a distance equal to the antenna height. The antenna will be painted to match the building. C-48-2015 PETITION BY VERIZON WIRELESS REQUESTING CONDITIONAL USE APPROVAL FOR A SMALL CELL ROOF ANTENNA. THE PROPERTY IS LOCATED AT 2508 S REDWOOD RD. ON 1.22 ACRES AND IS ZONED C-2. (STAFF - JODY KNAPP AT 801- 963-3497) Discussion: A 6’ canister-type cell antenna will be installed on the roof on the south side of the existing building. It will be painted to match the building. C-49-2015 PETITION BY TRIPLE PLAY AUTO SALES REQUESTING A Planning Commission Study Session October 7, 2015 Page 5 CONDITIONAL USE AMENDMENT FOR USED AUTO SALES. THE PROPERTY IS LOCATED AT 3295 S REDWOOD ROAD ON .46 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - BROCK ANDERSON AT 801-963-3361) Discussion: An auto glass business has existed on the property since 1986. The applicant wishes to add auto sales to the use. No major changes to the building or the site are proposed. Business operations will be from a small office in the northeast corner of the building. There are two bays currently in the building, but only one is currently used. The other is used for storage. If the other bay is used, three additional parking spaces will need to be installed. There are two carports on the property that need permits. The carports will need to be moved slightly to the north to be in line with the property line. No repairs or servicing of cars is allowed on the property. Vehicles must be taken off the site for washing and detailing. In 1995, there was a permitted use application submitted with a landscaping plan. Landscaping is required in the 10’ wide area along the back of the building. There must be 50% live plant material and one tree every 30’. The 3-1/2’ landscaped area in the front is probably not wide enough to grow trees well there. Some Planning Commission Members suggested that shrubs might work better there. There is a nonconforming pole sign that needs to be removed. Any new signage will require permits. There is also an existing nonconforming sign for the glass business that was grandfathered. The auto business cannot add signage to the existing glass business sign. C-50-2015 PETITION BY SILENCERCO REQUESTING A CONDITIONAL USE AMENDMENT FOR A PARKING LOT EXPANSION. THE PROPERTY IS LOCATED AT 5511 S 6055 W ON 1 ACRE AND IS ZONED M (MANUFACTURING). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: The building was originally used by Durant Crown Bakery. SilencerCo purchased the property and enlarged the building in April of 2013, doubling its size. At that time, SilencerCo requested a reduction in parking because they only had 50 employees per shift and didn’t need much parking. The company has grown since then and they are now in need of additional parking. SilencerCo has purchased an additional acre to the south of their property and wishes to add 79 parking stalls. The City holds the bond on this building because there is a large berm existing on Planning Commission Study Session October 7, 2015 Page 6 the property that still needs landscaping. Approval is conditional that landscaping be completed. We will discuss why the berm is not currently landscaped more at the Public Hearing. Another building expansion is anticipated, so SilencerCo does not want to put landscaping in the area north of the building. The area of future expansion will need to be finished with gravel or some other landscaping mulch. There are two double loaded parking aisles that also need landscaping within the parking lot and along the parking perimeter. DISCUSSION ITEMS REVIEW OF PROPOSED GENERAL PLAN DOCUMENT AND MAP. (STAFF – STEVE PASTORIK 801-963-3545) The General Plan is a future land use guide for the City. It shows desired future land uses, where to put parks and build new roads. The last plan was adopted in January 2009 and included the goal of an update every 5 years. We hope to adopt a new General Plan by the end of this year. Changes since the last General Plan include transportation improvements such as the widening of 3500 South, light rail transit, Mountain View Corridor, the extension of 6400 West, 2400 West, and Cultural Center Drive. Other developments since January 2009 are the ARA Industrial Center, 201 Commerce, Valley Fair Mall, Embassy Suites, and 1,850 new dwelling units. We have increased population by 10,000. Our City is the second largest in Utah in population and also employment. A brief overview was done on the following Chapters: 1. Background Information 2. Administration 3. Land Use 4. Economic Development Income and educational performance tends to be lower in our City. Before we throw out solutions, we need to understand the cause. We do not want to throw resources at something unless it makes a positive difference. Good schools in the area increase home values. Our City provides funding for the Community Education Partnership that is involved with after school programs. Planning Commissioners were invited to share any suggestions they may have to improve educational opportunities in our City. 5. Urban Design 6. Existing Neighborhoods We have about 15% of the city left to develop. We need to put more emphasis on supporting and enhancing the developments we already have and preserving Planning Commission Study Session October 7, 2015 Page 7 single family neighborhood integrity. 7. Housing We are trying to encourage higher-value housing in the City. We would like larger lots in what were previously low density areas. It was agreed that larger, multi-family housing projects are generally better maintained than smaller ones. Larger projects tend to attract more institutional investors that are willing to invest on a regular basis and keep the building up to date. It was pointed out that the smell coming from Waste Management may adversely affect property values in our City. Steve Pastorik will look into this. 8. Community Facilities 9. Parks, Recreation and Culture We have a scale that is used to rate the level of park maintenance. Our goal is to try to maintain our parks at a certain level, however, funding hasn’t kept pace with growth. It was suggested that we use more volunteers to help maintain our parks. 10. Transportation The West Valley City Major Street Plan presented. Recommended sizes for major streets were discussed. A 115’ street has a bus lane running through the center, the traditional 106’ street has seven lanes, a 100’ street is five lanes with a shoulder or bike lane, an 80’ street has 5 lanes with no shoulders, and a 66’ street has three lanes. The section of 3500 South between Bangerter Highway and Mountain View Corridor will be widened probably within 10 years to an 8 lane road. Traffic will increase on 4100 and 3500 South around the Mountain View Corridor. It was suggested that we allow density on roads that have public transit. Housing for older people who do not want to maintain yards should be within walking distance to public transportation. Some elderly people prefer one level housing over a townhome, because there are no stairs. Voting on the General Plan will be reserved until October 28. We will hold another study session on this topic. If the Planning Commission has specific suggestions or changes to the General Plan, please present them at that time. If there are any typos or suggested verbiage changes, please send Steve Pastorik an email. There being no further business, the meeting adjourned at 5:55 p.m. Planning Commission Study Session October 7, 2015 Page 8 Respectfully submitted ________________________________________ Brenda Turnblom, Administrative Assistant