Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session May 3, 2017 The meeting was called to order at 3:34 p.m. by Chair Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS David McEwen, Brent Fuller, Clover Meaders, Martell Winters, Cindy Wood, and Harold Woodruff ABSENT: Mathew Lovato WEST VALLEY CITY PLANNING DIVISION STAFF: Jody Knapp, Lee Logston, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION: Brandon Hill ZONE TEXT CHANGE APPLICATION ZT-2-2017 PETITION BY WEST VALLEY CITY REQUESTING A ZONING ORDINANCE AMENDMENT TO CREATE THE HUNTER TOWN CENTER (HTC) ZONE AND TO MAKE OTHER TECHNICAL CHANGES TO TITLE 7. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik explained that we are looking at rezoning a smaller area than what is addressed in the Hunter Town Center Plan (HTC). We are Planning Commission Study Session May 3, 2017 Page 2 excluding lots zoned Residential and Agriculture. If someone wants to assemble the neighboring residential or agricultural lots in the future and develop them as commercial, the City would consider a zone change. The HTC zone is unique in that it contains sub-districts. Usually every property within a zone abides by the same rules. In the HTC, we have standards that apply to the entire zone and also standards that are unique to different sub-districts within the zone. Steve Pastorik conveyed that the owner of the old Kmart property is most interested in retail use. The City is looking at a 20 year time horizon; how the market looks short and long term. The HTC plan calls for office or education use on the old Kmart property in the long term. The HTC zone allows retail use to continue, but adds requirements to enhance the property. If an existing building is being reused with a conditional use, architectural requirements come in to play. The need for a conditional use permit is what triggers these requirements. Commissioner Winters asked why we do not require the Kmart property to comply with Commercial Design Standards. Steve Pastorik answered that as an existing building they have the right to continue to use the building. Some improvements can be triggered with a conditional use if just the use changes; we feel this is a reasonable, proportional attempt to improve the building without requiring all Commercial Design Standards. Open space requirements in the residential areas of the HTC are more of a pocket park. The commercial areas will have plaza-type landscaping with seating and outdoor eating areas. Setbacks for buildings and parking were discussed. Steve Pastorik said the City is encouraging a little more height than typical in the HTC zone. Areas within 100’ of existing residential will be limited to two stories. Beyond that the buildings can be 60’, which is comparable to the C2 zone. There is a minimum height of one story for accessory buildings. We are recommending a 4’ park strip and 6’ sidewalk along 3500 South and 5600 West. This will match what Mountain View Corridor is using in their widening effort. Height of trees will be limited along 5600 West due to overhead power lines. Existing Cobra streetlights will be replaced with the new City standard. ZONE CHANGE APPLICATIONS Z-4-2017 PETITION BY ROGER CHASE REQUESTING A ZONE CHANGE FROM R-1-8 (RESIDENTIAL SINGLE FAMILY) TO A (AGRICULTURE). THE PROPERTY IS LOCATED AT 3396 WEST 3100 SOUTH ON 2.3 ACRES. (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp said the applicant is a contractor by trade that does Planning Commission Study Session May 3, 2017 Page 3 excellent work. A seven-lot subdivision was approved for this property last year. When the property was incorporated in 1980, it was zoned R-2-8 (Residential duplex). Sometime before 1985 it was rezoned to R-1-8 (Single family residential). Since that time, the owner has decided he wants to live on the property the way it is with his animals and forgo the subdivision. When this application was originally submitted, the applicant planned on doing some community activities such as a pumpkin patch, petting zoo, hay rides, horses with stables, and a Christmas tree lot. Before the public could come onto the property, a multi-step process would need to take place. This would begin by rezoning the property to Agriculture, then temporary use and conditional use applications would need to be filed. Jody Knapp needed more information to determine if these activities were feasible. She asked about parking and restroom facilities. The applicant changed his mind and decided not to continue with the community activities. However, he still wishes to continue with the rezone. Jody Knapp foresees that the applicant may want to do some of these things in the future, but for now just want to live there himself and have his animals. A large, barn-like structure has been on the property since the early 70’s. Historically, it looks like there have been animals on the property for a long time, even though the property is zoned Residential. Chair Meaders asked if animals on the property are a non-conforming use. Jody Knapp responded that this property was never zoned Agriculture, but animals have always been there and there have not been any complaints filed. Brandon Hill said there has been no determination whether this is a conforming or nonconforming use. If the applicant is successful in rezoning the property to Agriculture, at that point the animals will be a permitted use. Jody Knapp said the only action with this application at this time is a change of zoning to Agriculture. She noted that if the applicant changes zoning to Agriculture and wants to return to Residential later, larger lots will be required. Chair Meaders asked Jody Knapp if the applicant has been informed about this. Jody Knapp answered no. Z-5-2017 PETITION BY SAMUEL WRIGHT REQUESTING A ZONE CHANGE FROM A (AGRICULTURE, MINIMUM LOT SIZE ½ ACRE) TO M (MANUFACTURING). THE PROPERTY IS LOCATED AT 7079, 7091 AND 7103 WEST GATES AVENUE ON 1.75 ACRES. (STAFF – STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik said the applicant wishes to install a shop with warehouse space on this property. The building will have a single sloped roof. The business manufactures gazebos, pavilions, trellises and entries with timber construction. Some of these products will be displayed outdoors. Steve Pastorik explained this is a conditional use because it is next to residential. Surrounding this property are auto uses to the north, a metal building to the west, Planning Commission Study Session May 3, 2017 Page 4 and homes to the east. There is a requirement for a precast wall on three sides of the property. Steve Pastorik mentioned that when this application was first submitted, there was another parcel to the west that has now been withdrawn. The original notice went out for three parcels to be rezoned, now there are two. Steve Pastorik confirmed that when a notice is sent, we can shrink the size of a zone change, but we cannot expand the size of a zone change. Steve Pastorik said the General Plan anticipates light industrial uses in this area. Commissioner Winters asked if we have design standards in the Manufacturing zone. Steve Pastorik answered no. Commissioner Winters feels it would good to have some minimum building standards for the Manufacturing zone. Commissioner Woodruff agrees that building standards are good, except they make some buildings unaffordable. Steve Pastorik said we can obtain a building design that fits well in this area through a development agreement. We can also limit other uses that aren’t compatible here. However, ten years from now, it can be an administrative challenge for staff to check to see that extra rules on the books for this property are being complied with. Steve Pastorik said if we want to add some design standards to the building, he suggests we table it until after a discussion with the applicant. The applicant may not want to pursue this particular site if he doesn’t agree with our design standards. Commissioner Woodruff mentioned that a covered entrance feature would be a nice addition. Steve Pastorik said the applicant is already planning a covered entrance. Commissioner Fuller noted that this property cannot be zoned LI (Light Industrial) because it doesn’t meet the minimum lot size. Steve Pastorik explained the reason we put a minimum lot size in the LI zone is because we had a lot of small lots that we didn’t want carved into even smaller lots. Some lots were as small as ¼ acre, which is difficult to do anything with. Commissioner Fuller mentioned that wood working tools can be noisy and metal buildings are not good for sound insulation. Jody Knapp agreed that the hours of operation need to be reasonable, considering residences nearby. Commissioner Fuller suggested we ask about equipment being used and discuss sound mitigation. Steve Pastorik commented that we should restrict any unwanted uses. Z-6-2017 PETITION BY WEST VALLEY CITY REQUESTING A ZONE CHANGE FROM A (AGRICULTURE, MINIMUM LOT SIZE ½ ACRE), C-1 (NEIGHBORHOOD COMMERCIAL), AND C-2 (GENERAL COMMERCIAL) TO HTC (HUNTER TOWN CENTER). THE PROPERTY IS IN THE VICINITY OF 3500 SOUTH AND 5600 WEST ON Planning Commission Study Session May 3, 2017 Page 5 51.7 ACRES. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: This application is tied to ZT-2-2017, discussed above. There being no further business, the meeting adjourned at 5:00 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant