Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting August 7, 2019 The meeting was called to order at 3:30 p.m. by Brent Fuller at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, David McEwen, Mathew Lovato, Clover Meaders, Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff ABSENT David McEwen and Clover Meaders WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill ZONE TEXT CHANGE APPLICATIONS ZT-11-2019 PETITION BY PETRA WINEGAR REQUESTING A ZONE TEXT CHANGE TO AMEND THE CRITERIA FOUND IN SECTION 7-5-101 USED TO DETERMINE WHETHER A PROPERTY IS ELIGIBLE TO BE REZONED TO THE RM (MULTIPLE-UNIT DWELLING RESIDENTIAL) ZONE. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik summarized the current three criteria used to determine whether a property is eligible to be rezoned to RM: 1. Property must be at least 2 acres if it is vacant and density may be 12 units per acre. An alternative is if the property is proposed to be redeveloped, there is no minimum acreage and density may be 20 units per acre. Added verbiage to the ordinance is as proposed: or properties which had existing structures prior to the ordinance amendment of 11/17/15 and were demolished within one year after the effective amendment Planning Commission Study Meeting August 14, 2019 Page 2 2. Property must have access and frontage on a major street or have existing multi-family on at least two sides. 3. Property must have a development agreement. Steve Pastorik said this property is zoned C-2 and is currently vacant; however, there were two homes on it not too long ago. The applicant is asking that the code be amended so that if the property had structures at the time the code was passed, it would be eligible to be rezoned to RM if the buildings were demolished within one year from when the ordinance became effective. Steve Pastorik explained that as the ordinance reads now, applying for a zone change to RM would not be an option for vacant properties less than 2 acres. Together, the two parcels come to 1.8 acres. The only way to get an exception to the 2 acre rule is if the properties were to be redeveloped. In this case, the properties were demolished. Steve Pastorik said this text change will allow someone to make an application for a rezone to RM, however, the application may still be denied. Commissioner Woodruff asked what the significance of the one year after the 11/17/2015 ordinance amendment time limit is. Steve Pastorik said the one year was designated by the applicant to keep the scope of eligible properties limited, however, there were not many properties demolished within that time frame. Commissioner Winters suggested the one year qualifier be removed from the text amendment. ZT-12-2019 PETITION BY VIJAY DANDAPANI REQUESTING A CHANGE TO SECTION 11-6-101 OF THE SIGN CODE REGARDING ALTERATIONS TO NONCONFORMING SIGNS. (STAFF - STEVE PASTORIK AT 801- 963-3545) Discussion: Steve Pastorik said the basic premise of the current ordinance is that if you are changing a sign in any way and and the sign does not conform to current standards, then the sign needs to be brought into compliance. This includes a pole sign on a site that no longer allows pole signs under current code. In that case, a pole sign would need to be replaced by a monument sign. Exclusions include changes to the face of a freeway-oriented pole signs. The sign in question was formerly a La Quinta sign, which has a unique shape. Best Western would like to install a rectangular sign on the formerly La Qinta pole sign. In this case, the sign would need to be brought into compliance, which would mean a monument sign would need to be installed. Steve Pastorik stated at the time the pole sign was installed in the late 90’s, pole signs were allowed on almost any property zoned General Commercial. Now code requires at least 10 acres for a pole sign, which this property lacks. A face change to the sign would be allowed, but Best Western does not want the La Quinta cabinet shape. Planning Commission Study Meeting August 14, 2019 Page 3 Steve Pastorik said City staff does not support this zone text change due to the language of the text. Issues are: 1. Any non-conforming sign may be reasonably altered, and freeway oriented pole signs are not specifically called out. 2. What does “reasonably altered” mean? (not enforceable) 3. The option for a face change of an existing pole sign already exists. Commissioner Winters asked if there are any other problems with this zone text change request. Steve Pastorik said he does not feel we need to grant an exception at all because we have already carved out an exception for freeway oriented pole signs so a face change may be made without taking the sign down. If the City were to approve this amendment, we would need to be very specific about what reasonably altered means. Because the proposed zone text has been written so broadly, any non-conforming sign could be altered. Steve Pastorik said this ordinance has been in existence for 10-15 years. Over time, this ordinance has made a difference in getting rid of non-conforming signs and getting them into compliance. Because of the progress it has made, he feels the sign ordinance should not be changed. Commissioner Winters suggested if the height of the pole sign is not higher and the square footage of the sign is not larger, he does not have a problem with a new pole sign replacing an old one. Commissioner Woodruff pointed out that many businesses have been required to install monument signs. It is not fair if we let others squeak through with pole signs. SUBDIVISION APPLICATION SA-6-2019 TERRY WRIGHT, REPRESENTING THE ASSOCIATED GENERAL CONTRACTORS (AGC), HAS SUBMITTED AN APPLICATION TO AMEND A PORTION LOT 2 OF THE UTA AGC MINOR SUBDIVISION. THE SUBDIVISION IS LOCATED AT 2249 SOUTH 1070 WEST. THE SUBDIVISION WILL CONSIST OF 1 LOT ON 1.5 ACRES AND IS ZONED B/RP (BUSINESS/RESEARCH PARK). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman said this property is located on the very northeast corner of the City. The applicant would like to purchase this property and amend it to exclude the UTA tracks. AGC will use this lot in conjunction with its normal business operations. CONDITIONAL USE APPLICATION CA-4-2019 SCOTT GODFREY IS REQUESTING A CONDITIONAL USE AMENDMENT FOR GODFREY OFFICE TRAILER PARKING AND OUTSIDE STORAGE YARD FOR OFFICE TRAILERS. THE PROPERTY IS LOCATED AT 6051 WEST 2100 SOUTH ON 5 ACRES Planning Commission Study Meeting August 14, 2019 Page 4 AND IS ZONED M (MANUFACTURING). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp indicated that uses have crept onto the back of this property over the years. We need to know what is being done on the property and if it is appropriate. Jody Knapp reported the applicant is working with Public Works to discuss storm drainage and proper surfacing for the uses. Jody Knapp announced the owner has a tenant that would like to use five acres of the property for long term overflow storage of trailers. Jody Knapp confirmed, for this application, we are only looking at these five acres for approval. Conditions of approval include a recorded access agreement as well as an application for everything going on within the property. There being no further business, the meeting adjourned at 4:10 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant