Planning Commission Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING June 20, 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 Brent Fuller, Harold Woodruff, Mathew Lovato, David McEwen, Cindy Wood, Martell Winters and Renee Layton ABSENT Darrick Porter WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Steve Lehman, Brock Anderson, and Julie Davis WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney CONDITIONAL USE APPLICATIONS C-10-2024 Petition by TANNER WEBSTER requesting conditional use approval for a commercial/Industrial Park. The property is located at 2726 S. Redwood Rd., Bldg. G, on 2.42 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) DISCUSSION: Brock presented. No questions or commented. C-11-2024 Petition by GARRICK HUNSAKER requesting conditional use approval for outside storage for Hunsaker Exteriors. The property is located at 2452 South 3400 West on 1 acre (0.13 acres outside storage area) and is zoned M (Manufacturing). (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) DISCUSSION: Brock presented. No questions or commented. GENERAL PLAN/ZONE CHANGE APPLICATION 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- 963-3282 or steve.pastorik@wvc-ut.gov) Continued from the June 12, 2024 Public Hearing meeting. PC Study Meeting Minutes Page 1 of 3 DISCUSSION: Steve P. presented an updated plan from Edge Homes that adds more parking stalls and removes the single-family homes. There was discussion among the Commissioners about the parking and the loss of single-family homes. Jon Springmeyer, from West Valley City Economic Development, presented a PowerPoint about the potential for commercial on the subject property. The ED Department hasn’t received regional commercial proposals for the property that its large size calls for. Most major retailers are within a 15-minute drive. There is minimal potential on this property due to it being mid-block on Redwood Road. Residential development will bring in increased property and sales taxes compared to a large retailer in a less populated area. Chair Fuller asks if the new residential property taxes offset the demands on City services. Jon replies that yes, property taxes cover City services and sales tax is bonus income. Chair Fuller stated that he remembers in the 1990’s the request was for more rooftops but mostly apartments were built, and the retail didn’t increase. Jon confirms that owner occupied housing usually has a higher discretionary spending than rental housing. Steve Pastorik adds that regional players, like Home Depot, Lowes, WinCo, Costco, Walmart and Target are all within 15 minutes. You can get just about anywhere in the entire City in that drive time. Commissioner McEwen asked when Sage Valley asked businesses to take the lots around Redwood and 4100 S, if that was based on their desire to do so and did the City not have any luck bringing in businesses for those lots? Is there a demand that we would be able to bring in businesses for pad sites if we were to have them on this piece of land upfront by Redwood Road? Jon replies there is minimal demand and it’s for retail that is already in the 5 minutes’ drive time. He also points out that Sage has a hard corner lot. Commissioner Wood commented that she appreciates the information. She was leaning toward commercial and wondered why a store like Walmart didn’t want to build there. She learned from Jon that this property is better for residential. She knows the property is going to be developed somehow and she doesn’t like the look of strip malls. She thanked Commissioner McEwen for asking Jon to put together his presentation. Commissioner Woodruff talked about the recognizable cities and development in the County and doesn’t feel this project is special and memorable to honor the site. He’d like to see higher-density builders and more open spaces, like Daybreak. Commissioner Fuller asked Commissioner Woodruff if he’s wanting apartments, that’s the only way to get higher- density homes. Commissioner Woodruff would like higher-density homes that can be purchased by first-time homebuyers. Commissioner Wood replied that Daybreak is nice but that’s not a 26-acre lot. Commissioner McEwen thinks the Commission has requested improvements based on the City’s zoning and ordinances, such as parking, aesthetically pleasing amenities, and landscaping in between the driveways. He’s never looked at any community as a destination. Commissioner Lovato commented that he feels this is the PC Study Meeting Minutes Page 2 of 3  right property for residential, but he doesn’t know if he loves the product and the materials being used. Commissioner McEwen thinks the City has made it clear that they're looking to ensure certain products are being built through the development agreement. And that's the point of addressing the development agreement so early in the process. Steve Pastorik answered that the reason for doing the development agreement early on at this stage, is because the Commission is making a legislative decision about whether to approve zoning or not. Commissioner Fuller brings up apartment complexes in other cities that are all brick, but West Valley City doesn’t require that. He leans with Commissioner Woodruff on building homes with nicer materials. Commissioner Wood said that will cost more and people already can’t afford the current built homes. Commissioner Lovato commented that the Commissioners are talking about median home prices. New home buyers should be buying a starter home. Commissioner Woodruff commented that maybe they’ve done a good job. The City wanted to get higher income residents, bigger homes, and to diversify to get a variety of residents. Commissioner Wood reminds the Commissioners that the owner is going to sell and will find another buyer if they don’t approve this project. She understands it’s not good for commercial and whatever they decide the Council can throw it out anyway. She thinks Edge builds a good product. Commissioner Lovato would like to see the entrance road on 1950 S be moved further south to not have the school traffic at the entrance road. Commissioner Wood feels the school traffic won’t be a big deal. Steve Pastorik showed the elevations again. Commissioner Lovato suggested the Commission require bigger windows on the stacked condos. Steve Pastorik said it’s only on the units with the garages in the front that are short on window area. Commissioner Fuller said he likes Commissioner Woodruff’s view for stacked condos that a newly married couple could buy. There being no further questions or business, the meeting adjourned at 4:45 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 PC Study Meeting Minutes Page 3 of 3