Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session December 6, 2017 The meeting was called to order at 3:33 p.m. by Chair Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Mathew Lovato, David McEwen, Clover Meaders, Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff ABSENT Brent Fuller WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, Steve Pastorik, Greg Robinson, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION Brandon Hill GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-2-2017 PETITION BY KENNETH OLSON REQUESTING AN AMENDMENT TO THE GENERAL PLAN OF WEST VALLEY CITY BY RECLASSIFYING THE FOLLOWING DESCRIBED PROPERTY FROM RURAL RESIDENTIAL (2 OR LESS UNITS/ACRE) TO LARGE LOT RESIDENTIAL (2 TO 3 UNITS/ACRE) AND A ZONE CHANGE FROM A (AGRICULTURE, MINIMUM LOT SIZE OF ½ ACRE) TO RE (RESIDENTIAL ESTATE). THE PROPERTY IS LOCATED AT 3755 SOUTH 5450 WEST ON 3.2 ACRES. (STAFF - STEVE PASTORIK AT 801-963-3545) Planning Commission Study Session December 6, 2017 Page 2 Discussion: Steve Pastorik said 5450 West is an eclectic street; half of the homes were built before 1950 and most of the street has no curb, gutter, or sidewalk. There is an existing home on the property that the developer plans to maintain on the site. The developer is asking for exceptions on lot width and configuration. The homes on the lots will meet the minimum area with three car garages as required in the RE zone. Because of the limited depth of the property, a couple of lots will share driveways. Steve Pastorik reported that the developer wishes to maintain the existing trees and not install curb and gutter along 5450 West. Steve Pastorik asked Planning Commissioners if the General Plan and zoning should be changed for this location. If the answer is yes, the next questions is are they amenable to a different type of layout where there are a couple of shared driveways, the front and rear setbacks are reduced from 30’ to 25’, lot width is reduced, and some wood, stucco, and metal are accepted as part of the accents on the homes. Commissioner Winters feels this plan will work nicely. Commissioner Wood is concerned about no curb and gutter for the new development. Steve Pastorik feels it is unlikely that the Public Works Department will install curb and gutter along 5450 West. He reported the developer is trying to maintain the quaint look of the road by retaining the large trees. Commissioner Winters does not think curb and gutter can be installed without removing the trees. He would rather keep the trees than install curb and gutter. Commissioner Wood said that surrounding neighbors do not want the trees removed. Steve Pastorik suggested a public easement could be installed behind the trees for curb and gutter. Commissioner McEwen asked about the shared driveways. Steve Pastorik said the shared driveways will be used to keep as many trees as possible and to minimize the amount of pavement. Commissioner Winters asked if we have a precedent for shared driveways. Steve Pastorik said there is a development east of Callister’s on Redwood Road that has smaller lots with shared driveways. However, we do not have a precedent of shared driveways on larger lots. Commissioner McEwen said he would not want to share a driveway. Steve Pastorik said another possibility would be a hammerhead access. Steve Pastorik said if we are going to allow reduced frontage on the lots, then it will be addressed in the Development Agreement. Commissioner Woodruff asked Steve Pastorik if there is any reason we would not want to approve this zone change. Steve Pastorik said there is a section of 5450 West that has a rural ½ acre lot or larger designation. Four homes could be built under the current zoning, versus potentially 7-8 homes with this development. ZONE CHANGE APPLICATION Z-8-2017 PETITION BY AMBROSE GROUP, INC. REQUESTING A ZONE CHANGE FROM A (AGRICULTURE, MINIMUM LOT SIZE ½ ACRE) Planning Commission Study Session December 6, 2017 Page 3 TO RM (MULTIPLE UNIT DWELLING RESIDENTIAL). THE PROPERTY IS LOCATED AT 5340 WEST 3500 SOUTH ON 1.09 ACRES. (STAFF – STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik reminded the Planning Commission that this application was continued from the last meeting so that new renderings could be provided. The basements in this development will be unfinished with kitchen and living areas on the main and bedrooms and baths upstairs. Materials will be a combination of fiber cement, stone, and some stucco on the backs of the buildings. There will be two-car garages on the alley side. The applicant plans to install a vinyl fence around the perimeter of the property. Commissioner Lovato asked about the elevation change and parking on the property. Steve Pastorik said elevation will be looked at as part of the subdivision stage. Every unit will have a two-car garage and there are also designated visitor parking areas, averaging about 2.8 stalls per unit. ZONE TEXT CHANGE APPLICATIONS ZT-5-2017 PETITION BY WEST VALLEY CITY REQUESTING AN ORDINANCE AMENDMENT TO CHANGE THE USE TABLES THAT OUTLINE THE PERMITTED, CONDITIONAL, AND PROHIBITED USES BY ZONE; ADD TRIGGERS TO DETERMINE WHEN CERTAIN IMPROVEMENTS ARE REQUIRED; AND MAKE OTHER TECHNICAL CHANGES TO TITLE 7. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik said this version of Title 7 corrects some things that were unintentionally left out. Changes include: 1. A clean-up of the definition of “commissary”. 2. Clarification that no semi-truck parking is allowed in residential and agricultural zones. 3. Specifies triggers when the City can bring an older site into compliance with current code. As an example, one trigger is when someone applies for a new business license. Steve Pastorik reported that conditional uses are coming under more scrutiny at the State level. We are looking at which uses need to be conditional and which uses may be handled as a permitted use. The biggest change to Title 7 is many of the uses that were conditional in all cases are now only conditional if they are next to residential where we are concerned about impacts to surrounding neighbors. If the use is not next to residential, then it may be a permitted use. Additional triggers are when a new conditional use permit is applied for, then an old fence must be replaced with a masonry wall. Any one of three triggers for bringing new landscaping standards into compliance include: 1. When the area of the building is increased by more than 30%. 2. Any series of actions that increase the building more than 30% (incremental increases still must comply). 3. A more intense use that requires more parking or brings more traffic to the site. Planning Commission Study Session December 6, 2017 Page 4 We have a requirement that only a percentage of a front yard may be hard surfaced in a residential setting. It is now made clear that gravel that is used to park on is included in this percentage. Commissioner Meaders asked why detrimental effects were removed from Title 7. Brandon Hill said the conditions that are imposed for a conditional use aren’t necessarily conditions that can be standardized within the code. We will rely on state law standards when considering detrimental effects. ZT-7-2017 PETITION BY WEST VALLEY CITY REQUESTING AN ORDINANCE AMENDMENT TO REPEAL AND REENACT TITLE 11, WHICH IS THE CITY’S SIGN ORDINANCE. (STAFF - STEVE PASTORIK AT 801-963- 3545) Discussion: Steve Pastorik said different sign types have been put into a table to consolidate them in Title 11. Title 11 has been cleaned-up for brevity with some changes, such as putting sections in alphabetical order to make things easier to find. Another change was made to the definition of temporary signs to clarify materials that may be used, eliminating paper and cardboard as temporary sign materials. The definitions of permanent versus not permanent signs were added. The fact that the Planning Commission will review sign code changes was also included. Steve Pastorik acknowledged that signs carried by a person are free speech and are exempt from regulation. How the City will handle enforcement and penalties is made consistent throughout Title 11. Evidence of old signage must be repaired (such as discolored areas on a building). Consideration for bonus sign area will be given if more signs are allowed, but only one sign is installed. Also, some allowances for receiving bonus sign area were removed. In addition, Steve Pastorik indicated that irrigation is included as part of any landscaping associated with signs. Smaller signs that direct traffic may be counted as a permanent entry sign, however, a monument or pole sign must be used. A maximum setback was added for permanent entrance signs. Steve Pastorik reported that we currently allow temporary signs to help properties that may struggle during road construction, but the proposed change would limit such signs to commercial uses. A time limit was imposed on banners to keep temporary banners from being used indefinitely. Also included in Title 11 is a provision stating that pole sign and monument sign setbacks apply to any street. Brandon Hill agrees that these changes will make Title 11 more accessible and usable. ZT-8-2017 DWELL DESIGN BUILD IS REQUESTING A ZONE TEXT CHANGE TO AMEND SECTION 7-5-101 TO ALLOW ZONE CHANGES TO THE R-1-7, Planning Commission Study Session December 6, 2017 Page 5 R-1-8, R-1-10, AND R-1-12 ZONES ON PROPERTIES UNDER THREE ACRES. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik said the City Council decided two years ago that the only instance where a zone change to R-1-7, 8, 10, or 12 will be allowed is when the property is under two acres in size. Anything 2 acres or larger for single family must be the RE zone. The applicant wishes to change the requirement for submitting a rezoning application to R-1-7, 8, 10, or 12 to less than three acres. The applicant’s justification for this request refers to a property he has invested in that has an unusual shape, high water table, unavailability of basements, and shallow sewer lines. Steve Pastorik feels that this request does not answer why we should change the Code Citywide. Commissioner Winters asked how many lots could fit in three vs. two acres. Steve Pastorik said an acre lot typically holds about 2.3 homes by the time roads are installed. CONDITIONAL USE APPLICATIONS C-31-2017 PETITION BY CHOW TIME RETAIL PAD REQUESTING CONDITIONAL USE APPROVAL FOR A NEW MULTI-TENANT RETAIL BUILDING. THE PROPERTY IS LOCATED AT 2807 SOUTH 5600 WEST AND IS ZONED C-2 (GENERAL COMMERCIAL) ON 0.42 ACRES. (STAFF - GREG ROBINSON AT 801-965-7992) Discussion: Greg Robinson said this new building will be 5,300 sqft; 2,000 sqft for a restaurant and the remaining will be retail. The elevations provided show an upgrade in materials and architectural design. This property is meets the landscaping requirements of the 5300 South Overlay Zone. About five parking stalls will be lost within the overall site, but it will still meet parking requirements. The applicant is requesting a second monument sign to display the businesses for the second pad site. C-32-2017 PETITION BY THE HASKELL COMPANY REQUESTING A CONDITIONAL USE AMENDMENT FOR AN EXPANSION AT FRITO LAY. THE PROPERTY IS LOCATED AT 6301 WEST 4700 SOUTH ON 45.48 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp said a 45,000 sqft warehouse will be added to the existing building for Cheetos production. The applicant has been working with our Community Economic Development Department to complete the streetscape of the older areas of the property now that 6400 West has been completed. C-33-2017 PETITION BY DOUG MILLER TOW YARD REQUESTING A CONDITIONAL USE PERMIT FOR A TOWING AND IMPOUND YARD. THE PROPERTY IS LOCATED AT 7020 WEST GATES Planning Commission Study Session December 6, 2017 Page 6 AVENUE ON 0.86 ACRES AND IS ZONED M (MANUFACTURING). (STAFF - GREG ROBINSON AT 801-965-7992) Discussion: Greg Robinson said this property was originally approved as a tow yard in 1992. The conditional use lapsed in 2007. The site is now owned by Auto Exporters and used for auto repair, but will be leased to Doug Miller for a tow yard. A 2’ extension is being added to the existing 6’ fence for additional screening. There are some dead trees within the existing landscaping that need to be replaced. A fence sits in the middle of 20’ of landscaping. We do not feel it is necessary to move the fence, so there is landscaping on both sides of the fence. Bushes need to be added to the landscape plan. The Public Works Department wants to keep an existing drainage ditch on the site. A Knox box will be required to access the site. Drainage of the property is sufficient, as long as the amount of hard surfacing is not increased. Vehicles may park on the gravel area. MISCELLANEOUS M-4-2017 PETITION BY GPD GROUP REQUESTING A MODIFICATION TO THE REQUIREMENTS OF SECTION 7-10-103 OF TITLE 7, LANDSCAPING STANDARDS APPLICABLE TO ALL HIGH-IMAGE ARTERIALS. THE PROPERTY IS LOCATED AT 3475 WEST 3500 SOUTH ON 0.56 ACRES AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp said this property is in front of the Fresh Market grocery store. The applicant applied for a remodel costing over $50,000, which triggers our new landscaping requirements along high image arterials. Part of the landscaping was removed to widen 3500 South. Now installing 20’ of landscaping will not be required, as it would eliminate their drive-through. We may ask the applicant to remove the 2’ thin strips of lawn and replace them with shrubs to add some screening. The original landscape plan did not show any trees. There being no further business, the meeting adjourned at 5:16 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant