Planning Commission Meeting

MINUTES OF THE WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING ON FEBRARY 12, 2025 THE PLANNING COMMISSION MEETING MET IN REGULAR SESSION ON WEDNESDAY, FEBUARY 12, 2025 AT 4:00 PM IN COUNCIL CHAMBERS WEST VALLEY CITY HALL, 3600 CONSTITUTION BLVD, WEST VALLEY CITY, UTAH. THE MEETING WAS CALLED TO ORDER AND CONDUCTED BY CHAIR MATTHEW LOVATO. THE FOLLOWING MEMBERS WERE PRESENT: Mathew Lovato, Chair Martel Winters, Commissioner Darrick Porter, Commissioner Nancy Drozdek, Commissioner Renee Layton, Commissioner Rob Durfee, Commissioner Harold Woodruff, Commissioner PLANNING DIVISION STAFF PRESENT: 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: Brandon Hill, Assistant City Attorney PRESENTATIONS: 1) SA-1-2025: Kristen Floyd with Ability Inclusion Services is requesting minor subdivision approval and a plat amendment for lots 25-27 of Lake Park Subdivision No. 1. The subdivision will consolidate 3 existing lots into one lot totaling .62 acres. The subdivision is located at 2574 South Redwood Road and is zoned RM. Staff-Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov. BACKGROUND: Kristen Floyd with Ability Inclusion Services, is requesting minor subdivision approval and a plat amendment for lots 25-27 of the Lake Park Subdivision No. 1. The subdivision is located next to existing 4-plex dwellings to the north and west, and Redwood Elementary to the south. The subdivision is located at 2574 South Redwood Road and is zoned RM. STAFF/AGENCY COMMENTS: Granger Hunter Improvement District:  Project will need to run availability for water and sewer. Minutes of Planning Commission Public Hearing February 12, 2025 Page 1 of 5  Subject to design and review inspections. Utility Agencies:  Subject to all standard easement locations. Public Works:  Authorization required of ditch/water users for any abandonment, relocation, piping or any other modifications to existing ditches or irrigation structures.  Will need to replace any damage to public improvements that currently exist or that may occur during construction of the new development.  Revisions to final plat are required. ISSUES: Ability Inclusion Services is proposing to construct a 12-unit apartment building on 3 existing lots in Lake Park No. 1 Subdivision. The proposed subdivision will consolidate said 3 lots into one lot totaling .62 acres. A conditional use application was reviewed by the Planning Commission in November 2024. As a reminder, AIS is a nonprofit organization that provides services for adults with disabilities. Lake Park Subdivision No. 1 was recorded with the Salt Lake County Recorder’s Office in 1971. A number of public utility easements and a right-of-way easement were recorded as part of the original subdivision lots. Due to the future AIS building, the public utility easement located between lots 26 and 27 will be vacated. The right-of-way easement providing access to the west property will remain. Access will be gained from Lake Park Drive. Street improvements along Redwood Road and Lake Park Drive are already existing. However, improvements along these rights-of-way are in poor condition and will be replaced with new improvements per the conditional use application. Improvements along Redwood Road will be modified to accommodate the Redwood Road Streetscape. The City will also require the dedication of a 20-foot radius at Redwood Road and Lake Park Drive. There are currently two drive approaches on Lake Park Drive. The west approach will remain and will become the primary access for the new subdivision. It will also continue to serve the property to the west. A circular drive will be constructed and will utilize the second approach as an exit point which is located on the east side of the subdivision. STAFF ALTERNATIVE: 1. Grant minor subdivision approval for the Lake Park subdivision No. 1 First Amendment subject to a resolution of staff and agency concerns. Minutes of Planning Commission Public Hearing February 12, 2025 Page 2 of 5 2. Continue the application to address issues raised during the Planning Commission meeting. Discussion: Steve Lehman presented. Commissioner Winters asked if the irrigation box was still in use. Steve believes that it is, if not for irrigation, then as a storm drain. The applicant was present and didn’t have anything to add. There were no questions from the public. Motion: Commissioner Winters motioned to approve SA-1-2025. Commissioner Durfee seconded. A voice vote was taken and all members voted in favor of the motion. UNANOMOUS—SA-1-2025--APPROVED 2) SMI-1-2025: Adis Alagic is requesting minor subdivision approval for the Alagic-Mahir Subdivision. The subdivision will consist of 2 lots on .46 acres. The proposed subdivision is located at 3753 South 4400 West and is zoned R-1-8. Staff-Steve Lehman at 801-963- 3311 or steve.lehman@wvc-ut.gov. BACKGROUND: Adis Alagic, is requesting minor subdivision approval for the Alagic-Mahir Subdivision. The subdivision will create one new additional building, a lot with frontage on Brookside Drive. An existing dwelling occupies the front portion of the property along 4400 West and will remain as part of the subdivision. The subdivision is bordered on all sides by existing single-family housing. STAFF/AGENCY COMMENTS: Fire Department:  Fire hydrant on the east side of Brookside Drive will be sufficient for the new lot. Granger Hunter Improvement District:  Project will need to run availability for water and sewer.  Subject to design and review inspections. Utility Agencies:  Subject to all standard easement locations. Public Works:  Authorization required of ditch/water users for any abandonment, relocation, piping or any other modifications to existing ditches or irrigation structures. This is especially applicable for the irrigation system on 4400 West. Minutes of Planning Commission Public Hearing February 12, 2025 Page 3 of 5  Curb, gutter and sidewalk will be required along 4400 West. Sidewalk will be required along the frontage of Brookside Drive.  Revisions to final plat are required.  If a basement is planned for the new dwelling, a soils report will be required, or an onsite inspection of the Building Official will be needed to determine lowest floor elevation. Building Inspections:  A soils report should be done to determine the basement depth of the new dwelling. However, a soils report may be replaced by a determination of the West Valley City Building Official as to the lowest floor slab if sufficient field information would allow such a determination to be made. ISSUES:  The applicant is proposing to subdivide an existing .46-acre property to create an additional building lot. The property is not in a recorded subdivision but is located in an area that was platted as part of the Sunnyvale Park Subdivision. Said subdivision was recorded with the Salt Lake County Recorder’s Office in 1960. It appears this property and the property to the north were not part of Sunnyvale Park Subdivision. However, the property to the north has subsequently been divided similar to what is being proposed here.  Although zoned R-1-8, both lots will be over 10,000 square feet in size. The existing dwelling will continue to be accessed from 4400 West with the new lot gaining access from Brookside Drive. The applicant will be required to improve 4400 West with curb, gutter and sidewalk. Rolled gutter currently exists on Brookside Drive but sidewalk does not. As part of the subdivision, the sidewalk will need to be installed in front of the new lot.  An irrigation structure is located in the southwest corner of the property along 4400 West. From the civil drawings, it appears to empty into the storm drain in 4400 West. It does encroach the sidewalk a bit, so that will need to be coordinated with the City Engineering Division. If the structure is level with the sidewalk, the city has allowed these to remain in place. From the photos, the structure looks to be a bit higher than the sidewalk, in which case, it will need to be relocated.  As with all new developments, there is a concern for groundwater. A soils report was not submitted with the application but in cases where only one new lot is being proposed, the City has allowed the Building Official to do a site visit to determine what the basement floor elevation should be. That will be a recommendation of the Building Division as noted above. STAFF ALTERNATIVES: 1. Grant subdivision approval for the Alagic-Mahir Subdivision subject to a resolution of staff Minutes of Planning Commission Public Hearing February 12, 2025 Page 4 of 5  and agency concerns. 2. Continue the application to address issues raised during the Planning Commission meeting. Discussion: Steve Lehman presented. Commissioner Durfee asked for confirmation that parking isn’t needed for the residents. The applicant was present and confirmed that the 5 stalls will only be used by staff as the residents don’t drive. There were no questions from the public. Motion: Commissioner Durfee motioned to approve SMI-2-2025. Commissioner Winters seconded. A voice vote was taken and all members voted in favor of the motion. UNANOMOUS—SMI-2-2025--APPROVED PLANNING COMMISSION BUSINESS: The Commission considered the Minutes of the Study Meeting held January 8, 2025, the Minutes of the Study Meeting held January 22, 2025, and the Minutes of the Public Hearing held January 29, 2025. Commissioner Winters motioned to approve the three sets of Minutes. Commissioner Porter seconded the motion. A voice vote was taken and all members voted in favor of the motion. MOTION TO ADJOURN: There being no further business, the West Valley City Planning Commission meeting of Wednesday, February 12, 2025, Commissioner Porter moved to adjourn the meeting at 4:14PM. I hereby certify the foregoing to be a true, accurate and complete record of the proceedings of the Public Hearing of the West Valley City Planning Commission held, February 12, 2025. Respectfully submitted, Julie Davis Julie Davis, Admin Assistant Minutes of Planning Commission Public Hearing February 12, 2025 Page 5 of 5