Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING June 5, 2024 The meeting was called to order at 3:30 p.m. by Vice Chair Lovato in the City Council Chambers at West Valley City Hall 3600 Constitution Boulevard, West Valley City, UT 84119, and using Zoom at https://us06web.zoom.us/j/86528756733 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Mathew Lovato, David McEwen, Darrick Porter, Cindy Wood, Martell Winters, and Renee Layton ABSENT Brent Fuller, Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Jody Knapp, Steve Lehman, Brock Anderson, and Julie Davis WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney ZONE TEXT CHANGE APPLICATIONS ZT-6-2024 Petition by WEST VALLEY CITY requesting amendments to Sections 11-2-109, 11-4-110, and 11-5-103 of the sign ordinance to remove the regulation exemption for noncommercial banner signs, to prohibit signs containing content which is not protected by the U.S. Constitution or the Utah Constitution, and to modify several standards for temporary on-premises signs. (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson presented a text change amendment to Sections 11-2-109 and 11-4- 110 of the sign code at the direction of the City Council, and amendments to Section 11-5-103. 11-2-109 list types of signs that are exempt from the provisions of this code. Noncommercial banner signs are currently listed as an exempt sign type in the code, so anyone can put up any sort of noncommercial banner. There are no size regulations or time restrictions. This text change would remove noncommercial banner signs from the exempt list so the same regulations will apply to a noncommercial message as a commercial message. An establishment could only have one banner sign at a time, whether it’s a commercial or noncommercial sign. Commissioner Lovato asked for clarification on noncommercial signs. 11-4-110 outlines prohibited sign types, which includes things like feathers, pennant signage and A- frames. One new sign type is being added to the list of prohibited signs at the request of the Council. This will be signs containing content which is not protected by the United States Constitution or the Utah Constitution. The content would need to include extremely sexually explicit messages, something that incites violence, or makes specific threats against an individual. In Section 11-5-103, the first change requested is to strike the text that only one temporary sign is allowed for an establishment. This is already being regulated under each individual sign type. Staff is also proposing to strike the line that a building facade can have a maximum of 30% temporary sign coverage at any time. This provision is something that can be hard to regulate. Brock went through the other proposed changes to 11-5-103, which are summarized as follows: (1)(d) Will clarify that that an establishment can have one road winding sign as well as one other temporary sign type. (2)(a) Removes vague language about banners needing to be on the face of the building. (2)(b). All establishments can have up to a 50 sq. ft. banner sign. The language about larger buildings can have signage based on 10% of the building façade will be removed. (2)(d) A line is added to clarify that an establishment can only have one banner sign at a time. (3)(d) A line is added to clarify that an establishment can only have one banner sign at a time. (7)(f) Adds a line that establishments may have one inflatable sign in addition to a different temporary sign type. (10)(a) Strikes the agricultural and residential zone language so that temporary noncommercial signs have the same size regulations, regardless of zoning on the property. (11)(c) Changes formatting to be consistent with other sign types. (12)(d) Adds a line that establishments may have one vehicle sign in addition to a different temporary sign type. (13)(a) Adds language that window signage can only cover a maximum of 50% of the first story face of a building. (13)(b) Adds language that window signage shall be located on the first story of the building. ZT-7-2024 Petition by WEST VALLEY CITY requesting an amendment to Section 7-5-101 of the zoning ordinance to allow zone change applications to the R-1-7, R-1-8, R-1-10, and R-1-12 zones for properties that meet certain conditions. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve P. presented. Back in 2015, the Council put in place restrictions on being able to request rezoning in the R-1-7 through the R-1-12 zones if the property was 2 acres or larger; that the property is not eligible to be rezoned to one of those zones. There is currently a property on the agenda the City would like to rezone to R- 1-8, but because it's over 2 acres we can't. The property is located on 4000 West, an older mobile home park, and is zoned R-4, which we don't have much of, but that zone allows for duplexes, 4-plexes and apartments, and given what's around it we feel that doesn’t make sense there. So, we'd like to rezone the property to R-1-8 to match what's around the property. The conditions proposed would be that the property is developed as residential, has a density of at least 2 dwelling units/acre, has access and frontage on a street with a planned right-of-way width of at least 66 feet, and the property doesn't have off-site improvements of curb, gutter and sidewalk. This amendment gives the option of rezoning in these very limited circumstances. There were no questions. GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-3-2024 Petition by HOME BY C.W. URBAN requesting a General Plan change from Large Lot Residential (2 to 3 units/acre) to Small Lot Residential (4 to 7 units/acre) and a zone change from A (Agriculture, minimum lot size ½ acre) to R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet). The property is located at 5990 West 3500 South on 1.59 acres for the zone change and 3.08 acres for the General Plan change. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve P. presented a request to change the General Plan and zoning for the property at 5990 West 3500 South to change a portion of the parcel from A to R-1-8, amending the City's General Plan to go to a small lot residential designation, and proposing a PUD with some smaller lots in the 5,000 square feet plus range. In the latest concept there would be 16 lots. Commissioner Lovato asked for clarification on garage sizes in multi-family homes compared to single-family homes. Steve will find out. GPZ-4-2024 Petition by EDGE HOMES requesting a General Plan change from General Commercial to Medium Density Residential (7 to 12 units/acre) and a zone change from C-2 (General Commercial) to RM (Multiple Unit Dwelling Residential). The property is located at 3688 South Redwood Road on 26.26 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve P. presented the plan change at the property well-known as the Redwood Drive- in Theater located at 3688 South Redwood Road. There are 9 parcels altogether, totaling just over 26 acres. This has long been used, well before the City's  incorporation, for a drive-in theater, and a swap-meet on the weekends. The zoning right now is C-2 over all the property. The General Plan is general commercial, and the request is to rezone the property to the RM Zone and a General Plan designation of medium density residential. The proposal from Edge Homes is to do 3 product types: 40 three-story condos, 250 townhomes, and 18 single-family homes, for a total of 308 units. The density works out to be about 11.7 units per acre, which is a typical density you would see for a townhome development. Steve brought up the hundreds of public comments he has received already, so a lot of in-person comments are to be expected at the Public Hearing. He also anticipates the possibility the Commission will table this petition until the June 26th Public Hearing, but Steve will not be present and suggests it be tabled even further until the July 5th Public Hearing. Comments were made that the property owner has decided to sell this property and not West Valley City. This is not City owned property and the Commission is just responding to an application. Commissioner McEwen has concerns about the number of homes per acre, traffic, and widening of 1950 West. Commissioners Lovato and McEwen are not fans of the condos facing Redwood Road because they look like apartments. ZONE CHANGE APPLICATIONS Z-4-2024 Petition by WEST VALLEY CITY requesting a zone change from R-4 (Four Unit Dwelling Residential) to R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet). The property is located at 4342 South 4000 West on 3.35 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve P. presented a zone change for a 3-acre property located on 4000 West, an older mobile home park with 15 mobile homes, and is zoned R-4. The City would like to rezone the property to R-1-8 to match what's around the property and allow for redevelopment. The owner of the property is considering a single-family development. Commissioner Wood asked about a previous petition on a mobile home park a little bit down the road. Steve said the Counsel denied that petition. SUBDIVISION APPLICATIONS SA-1-2024 Petition by TANNER WEBSTER requesting a plat amendment for the Business Village Condominiums. More specifically, this application will vacate and amend buildings B, C and D of the existing subdivision and will establish building G as part of the amended subdivision. The property is located at 2722 South Redwood Road and is zoned M (Manufacturing). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve L. presented the application request from Tanner Webster. The property is located on Redwood Road, just north of 2770. This project was originally approved by the city in 1998 it was known as Redwood Business Village Condominiums. In 2018 we received an application to amend this subdivision to allow for an indoor RV storage, which was approved. Then Covid his and the plat was never recorded. On the  current plat buildings A, E and F are constructed buildings. Buildings B, C and D were not constructed. So, what is being proposed is to take the three pad sites and build building G. Tanner is proposing a variety of commercial uses potentially to involve some retail. I believe, scheduled on the next meeting he will come in with a conditional use for a shopping center to accommodate the proposed uses that he has in store. There were no questions. CONDITIONAL USE APPLICATIONS C-9-2024 Petition by MIDWEST MOTOR EXPRESS requesting a conditional use for a truck transfer facility at Swift Transport. The property is located at 5175 West 2100 South on 51.81 acres (7.60 project area) and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody presented the application from Midwest Motor Express. Swift has an existing facility that mainly fronts on Hwy 201 on the frontage road. Midwest Motor Express would like to build an additional truck loading dock facility and additional parking stalls on the south end of the property. It's proposed to be about 31,000 square feet; about 8,000 square feet of office, and 56 dock height doors. Conditions required are the right-of-way standards for both frontages, landscaping and fencing. There were no questions. CA-4-2024 Petition by CDS DEVELOPMENT requesting a conditional use amendment for a LongHorn Steakhouse restaurant in an existing shopping center. The property is located at 3031 S 5600 W on 8.52 acres (1.43 project area) and is zoned C-2 (General Commercial). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody presented an application for a 5,780 square feet LongHorn steakhouse restaurant in front of the Kohls. It's one parcel but they may come in to do a subdivision later. The general layout of the restaurant will fit right into the existing parking lot. They have to modify a few of the landscaped islands and improve any of the parking lot islands that get disturbed. The exterior is subject to the Commercial Design Standards. They have proposed a new monument sign, which is a modification to the original sign plan, which will meet city requirements. Commissioner Lovato asks if there are stop signs in the parking lot. There are a few but P&Z doesn’t regulate interior circulation. There being no further questions or business, the meeting adjourned at 4:57 p.m. Respectfully submitted, Julie Davis Julie Davis, 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 Julie Davis, 801- 963-3306