Planning Commision Study Meeting

MINUTES OF WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING MARCH 19, 2025 THE WEST VALLEY CITY PLANNING COMMISSION MEETING MET FOR STUDY SESSION ON WEDNESDAY, MARCH 19, 2025 AT 3:34 PM IN WEST VALLEY CITY HALL, 3600 CONSTITUTION BLVD, SUITE 220, WEST VALLEY CITY, UTAH. THE MEETING WAS CALLED TO ORDER AND CONDUCTED BY CHAIR MATTHEW LOVATO. THE FOLLOWING MEMBERS WERE PRESENT: Mathew Lovato, Chair Martell Winters, Vice Chair Darrick Porter, Commissioner Harold Woodruff, Commissioner Rob Durfee, Commissioner PLANNING DIVISION STAFF PRESENT: Steve Pastorik, CD Director Brock Anderson, P&Z Senior Planner Jody Knapp, P&Z Zoning Administrator Steve Lehman, P&Z Planning Manager Julie Davis, P&Z Administrative Assistant LEGAL DEPARTMENT PRESENT: Brandon Hill, Assistant City Attorney PRESENTATIONS: 1) GPZ-3-2025 Petition by CLARK CONSTRUCTION & SERVICES, LLC requesting a General Plan change from Large Lot Residential (2 to 3 units/acre) and General Commercial to Low Density Residential (3 to 4 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 1.99 acres for the zone change and 3.4 acres for the General Plan change. Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov. Steve Lehman presented a proposal to build 11 single-family homes, with unfinished basements, and three-car garages. The concept plan includes a new road connecting to existing Timeron Drive, with the end of the cul-de-sac designed to potentially extend eastward in the future. The developer is requesting exceptions for lot frontage, garage requirements, and rear yard setbacks on some lots. A development agreement would outline housing standards, landscaping, and fencing requirements. The city is considering selling a strip of land down the middle for storm drainage, contingent on efforts to consolidate nearby driveways to improve intersection safety on 3500 South. 2) GPZ-2-2025 Petition by WASATCH GUARANTY DEVELOPMENT, LLC requesting a General Plan change from General Commercial to Mixed Use and a zone change from C-2 Minutes of WVC Planning Commission Study Meeting March 19, 2025 Page 1 of 2  (General Commercial) to MXD (Mixed Use). The property is located at 3601 S 2700 W on 51.2 acres. Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov. Steve Pastorik presented a proposal for redeveloping the Valley Fair Mall site. The redevelopment is part of a broader trend of adding residential units to mall sites to address vacant retail space and housing shortages. The plan involves demolishing underutilized or vacant spaces from the original 1970’s mall structure and adding 620 apartments across four phases, along with 80,600 square feet of new retail space. The proposal aims to keep the current 3,000 parking stalls with 577 of those parking stalls being structured parking spaces. The sharing of parking spaces between residential and commercial users is still being determined. Commissioner Winters raised a concern about the potential for property managers charging parking fees. Steve replied that parking fees are prohibited in residential areas. Commissioner Winters discussed the potential benefits of revitalizing the space by introducing many residents but expressed concerns about potential traffic issues and sought to understand any potential downsides. Chair Lovato agreed that traffic could be a significant concern and suggested exploring alternative solutions to mitigate this issue. They also discussed the potential for increased transit availability and the need to balance the number of apartments in the area. A traffic impact study was conducted, examining 17 intersections under various scenarios. The Commission discussed the benefits of the frontage road (2400 West) for easy access to the site and the challenge of leaving the site due to one-way southbound traffic on 2400 West. Commissioner Winters inquired about the notification process for nearby residents more than 300 feet outside of the mall. Attorney Brandon Hill clarified that only addresses within 300 feet of the proposal property need to be notified and advised sticking to the ordinance for consistency. Chair Lovato expressed interest in the quality of the mixed use apartment products built in West Valley, particularly the occupancy rates and turnover rates. He also inquired about the performance of similar projects developed by the same company, seeking to understand what makes a successful venture. Steve agreed to research this and report back. Chair Woodruff raised questions about water and sewer capacity, which Steve agreed to investigate. The Commission discussed the need for more detailed information about traffic recommendations, project phasing, unit sizes, and project performance. Steve confirmed that the staff report would include detailed development agreement suggestions, including unit sizes, amenities, and parking. There being no further business with the West Valley City Planning Commission, the meeting was adjourned at 4:34 PM. I hereby certify the foregoing to be a true, accurate and complete record of the proceedings of the Study Meeting of the West Valley City Planning Commission held Wednesday, March 19, 2025. Respectfully submitted, Julie Davis Julie Davis, Admin Assistant Minutes of WVC Planning Commission Study Meeting March 19, 2025 Page 2 of 2