Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING MAY 15, 2024 The meeting was called to order at 3:30 p.m. by Chair Fuller in the Community Development Conference Room, Suite 220, at West Valley City Hall 3600 Constitution Boulevard, West Valley City, UT 84119, and using Zoom at https://us06web.zoom.us/j/8652875633 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Darrick Porter, Harold Woodruff, Cindy Wood, Martell Winters, and Renee Layton WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Jody Knapp, Steve Lehman, Brock Anderson, and Margo Hoyt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney ZONE TEXT CHANGE APPLICATIONS ZT-5-2024 Petition by WEST VALLEY CITY requesting an amendment to Section 11-5-104 of the sign ordinance to allow monument signs for certain residential developments. (Staff - Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik presented the application for the proposed amendments to the sign ordinance particularly monument signs. Currently, monument signs are allowed in commercial areas, stating there is very limited allowance for them in residential zones. For example, monument signs are permitted in the RM zone (our multifamily zone) for non-residential uses like churches, schools, and multiple unit dwellings such as apartment complexes. The code states that in all other residential zones, monument signs are only allowed for non-residential uses, such as churches or schools. One issue is that the current code does not permit monument signs in the RMH zone, which is designated for mobile homes, noting the City has not developed a new mobile home park in over 20 years. Steve proposed to allow monument signs in the RMH zone for a mobile home park. He gave an example of a property which is an older park. had a pole sign which they took down years ago and did not replace. Now they want to install a monument sign, but the current code does not allow monument signs for mobile home parks in the RMH zone. He presented several images of mobile home parks in the RMH zone, which is zone specifically for mobile homes and they all have monument signs, which at one point in the past, our code did allow for them.  He also highlighted a county Housing Authority property and other older developments that had monument signs due to past zoning rules. These examples illustrate the need to accommodate older developments that had or currently have monument signs but are now restricted by the current code. The proposal aims to update the ordinance to reflect these past allowances and address the needs of older residential developments Commissioner Winters inquired about signage for mobile home parks, to which Steve clarified that under current RMH zoning, signs are not permitted. Winters agreed that the proposed changes were agreeable. There were no further questions. CONDITIONAL USE APPLICATIONS C-8-2024 Petition by JM SEAFOOD requesting conditional use approval for a Grocery Store. The property is located at 3394 West 3500 South on 0.42 acres and is zoned C-2 (General Commercial). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp presented the application and original building had a white roof structure, with an addition later constructed with a brown roof. There were concerns about patchwork pavement and building additions without permits, which led to code enforcement involvement. The current use of the property is for a neighborhood grocery store named JM Seafood. They sought a permit to expand the business by adding another building addition. The challenge was to ensure compliance with zoning regulations, particularly regarding the proportion of warehouse space allowed in a C2 zone. The proposed addition is to maintain a retail-oriented grocery store, not to be used as a warehouse. Plans included stucco-based additions on the north and west sides of the building, with landscaping to address concerns about setbacks and fire department access. There were discussions about fencing, with proposals to replace vinyl fencing with masonry walls on the north side to screen neighboring residential areas. Chair Fuller inquired about an extra entrance. Jody stated they were considering the possibility of adding an entrance at the back in the back of the property. This will be contingent on resolving issues with the adjacent property owner and meeting fire department requirements for turnaround space in their site design. There were no further questions. CA-3-2024 Petition by GRANGER HUNTER IMPROVEMENT DISTRICT requesting a conditional use amendment for an expansion at an existing Water Treatment Plant. The property is located at 1629 West 2320 South on 1.31 acres and is zoned RM (Multiple Unit Dwelling Residential). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc- ut.gov) Discussion: Jody presented the application for a conditional use amendment from the Granger Hunter Improvement District for an expansion at an existing well site and the installation of a water treatment plant. The background includes an agreement with Red Oaks residential development regarding shared green space, which is now being split to allow for the expansion. Parking issues on Little Oak Drive are also addressed, with plans to expand parking for Red Oaks residents to meet their standard parking requirements. Jody included images showing the current site conditions and proposed changes. The proposed changes include adding a water treatment plant, keeping the well where it is at, and relocating a generator for the construction of a detention basin and adding parking for Red Oaks. The facility will be fenced, with landscaping improvements, including the standard landscaping requirements of live plant material and artificial turf with the recommendation to add landscaping along the parking lot edge. There was no further discussion. CA-2-2024 Petition by UTAH CONSTRUCTION SPECIALISTS requesting a conditional use amendment for an additional building in a shopping center. The property is located at 4936 W 3500 S on 2.47 acres and is zoned C-2 (General Commercial). (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson presented images and plans for the conditional use amendment with the request for the site at 4936 West 3500 South, zoned for commercial use. He stated this site was initially approved for a shopping center in 2021. The site now hosts a completed multi- tenant building with Alicia's Bakery as the main anchor tenant. The proposal is to add a two- story, 3,700 square feet building to the existing site, with the removal of nine parking stalls. However, additional parking stalls will be added towards the east of the parcel. Brock noted the new building will initially be a shell, with tenant improvements to follow. The landscape plan involves modifications to accommodate the new building, ensuring compliance with zoning requirements. He stated the elevations of the new building will resemble the existing one, with adjustments needed to meet commercial design standards, particularly regarding relief elements on the primary and secondary facades such as vertical treatments or awnings over the windows. The materials used for the new building will mirror those of the existing one without the wood composite material. Commissioner Winters stated he was glad the architecture is proposing similar building material to that of the existing building. He asked if we recommend the buildings to match. Jody stated it is not required in our commercial design standards for buildings in a shopping center to match. Brock noted he could request the applicant to add the wood composite material as a condition.  Commissioner Winters said he is not requesting that be the case. He was curious to know if the city requires that. There being no further questions or business, the meeting adjourned at 4:01 p.m. Respectfully submitted, Margo Hoyt Margo Hoyt, Executive Administrative Assistant West Valley City does not discriminate on the basis of race, color, national origin, sex, religion, age, sexual orientation or disability in employment or the provision of services. If you are planning to attend this public meeting and due to a disability, need assistance in understanding or participating in the meeting, please notify the City eight or more hours in advance of the meeting. We will try to provide whatever assistance may be required. The person to contact for assistance is Margo Hoyt, 801- 963-3282