Planning Commission Meeting

MINUTES OF THE WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING FEBRARY 26, 2025 THE PLANNING COMMISSION MEETING MET IN REGULAR SESSION ON WEDNESDAY, FEBUARY 26, 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 HAROLD WOODRUFF. THE FOLLOWING MEMBERS WERE PRESENT: Harold Woodruff, Commissioner Mathew Lovato, Chair Commissioner (online) Darrick Porter, Commissioner Nancy Drozdek, Commissioner (online) Renee Layton, Commissioner (online) Rob Durfee, Commissioner PLANNING DIVISION STAFF PRESENT: Brock Anderson, P&Z Senior Planner (online) Jody Knapp, P&Z Zoning Administrator (online) Steve Lehman, P&Z Planning Manager Julie Davis, P&Z Administrative Assistant LEGAL DEPARTMENT: Brandon Hill, Assistant City Attorney PRESENTATIONS: GPZ-1-2025 Sam Drown 3201 S Redwood Rd. General plan change from General Commercial and Lowe Density Residential (3 to 4 units/acre) to Medium Density Residential (7 to 12 units/acre) and zone change from C-2 and R-1-12 to RM (3.18 acres) Sam Drown with Concord Homes has submitted a General Plan/zone change application on 3.18 acres involving 4 parcels located at 3201 S Redwood Road. The two west parcels are currently zoned C-2 (General Commercial) with a General Plan designation of General Commercial. The two east parcels are zoned R-1-12 (Single Unit Dwelling Residential, minimum lot size 12,000 square feet) with a General Plan designation of Low Density Residential (3 to 4 units/acre). The proposed zone for all of the property except for 0.55 acres surrounding the Beto’s restaurant is RM (Multiple Unit Dwelling Residential) and the proposed General Plan designation is Medium Density Residential (7 to 12 units/acre). The zoning on the 0.55 acres surrounding Beto’s would remain C-2 and the General Plan designation would remain General Commercial. Surrounding zones include C-2 and RM to the north, R-1-12 and R-1-4 (Single Unit Dwelling Residential, minimum lot size 4,000 square feet) to the east, R-1-12 and C-2 to the south, and C- 2 to the west. Neighboring uses include a strip mall and 3-story condos to the north; single Minutes of Planning Commission Public Hearing February 26, 2025 Page 1 of 21 family homes to the east; single family homes, a vacant lot, and a used car business to the south; and Utah Barricade to the west. The property includes two homes, the Beto’s restaurant, and several other buildings. The applicant is proposing to demolish all of the existing buildings except the Beto’s restaurant and construct a 31-unit, two-story, for-sale townhome development. The proposed density of the project excluding the 0.55 acres for the Beto’s restaurant is 9.7 units/acre. All units would be front-loaded with 2-car garages and include 3 bedrooms. All garages have driveways that are deep enough to park in. The attached concept plan and application materials from the applicant provide details on and support for the proposed project. In reviewing this application, staff suggests that there are two primary questions to answer: 1. Is this the right location for a townhome development? 2. Assuming the location is appropriate, does the quality of the project further achieve City goals? These two questions are explored below. Is this the right location for a townhome development? According to the City’s zoning ordinance, zone changes to the RM zone can only be considered by the City if the following four conditions are met: 1. For properties without existing Structures which are proposed to be developed, the property must be a minimum of one acre and the Density must not exceed 12 units per acre. For properties with existing Structures proposed to be redeveloped, the property must be a minimum of 20,000 square feet and the Density must not exceed 20 units per acre. For properties that are west of Redwood Road and within one-half mile of the West Valley Central light rail station, the Decker Lake light rail station or the Redwood Junction light rail station, the Density may exceed 20 units per acre; 2. The property shall meet any one of the following four requirements: (i) have access and Frontage on a Street with a planned Right-of-way width of at least 80 feet (for properties under two acres) or 100 feet (for properties two acres or larger) as indicated on the Major Street Plan; (ii) be adjacent to existing multifamily residential development on two sides; or (iii) be located west of Redwood Road and within one-half mile of the West Valley Central light rail station, the Decker Lake light rail station, or the Redwood Junction light rail station; or (iv) if the property is vacant, was vacant as of January 19, 2021, will be an exempt housing development under 24 CFR 100.304 or successor regulation with a density no greater than seven units per acre, and have access and Frontage on a Street with a planned Right-of-way width of at least 80 feet; 3. A Development Agreement must be proposed with the zone change application that addresses Dwelling Unit sizes, exterior materials, architecture, Landscaping, and project Amenities; and 4. A traffic impact study prepared by a registered traffic engineer is required for projects with 100 or more Dwelling Units. Minutes of Planning Commission Public Hearing February 26, 2025 Page 2 of 21 This application meets the first condition in that the property has existing structures, is over 20,000 square feet in area, and has a proposed density below 20 units/acre. For the second condition, the subject property has access and frontage on Redwood Road, which has a planned right-of-way width over 100’. On the third condition, the applicant has proposed development agreement standards, and those standards are addressed later in this report. The fourth condition does not apply because the project is under 100 units. While the property is eligible for RM zoning, the City may still deny requests for RM zoning. The points below may help the Commission answer the first question. • There are eight developed or approved townhome developments that front or have access on Redwood Road. In addition, the Planning Commission recommended approval of another townhome development at 2996 S Redwood Road during the public hearing on January 29th, 2025 that has yet to be reviewed by the City Council. • As part of the City’s General Plan update effort, staff discussed this property, along with other properties along Redwood Road that are likely to redevelop, with both the Planning Commission and City Council. The Planning Commission was supportive of townhomes; however, the City Council’s preference was for commercial along Redwood Road and single family detached homes on the east portion of the property. • Redwood Road is currently a 7-lane arterial street that is serviced by UTA bus route 217. • Average annual daily traffic (AADT) on this segment of Redwood Road was 26,000 in 2023. A 7-lane arterial can handle a traffic volume of 40,000 at a level of service (LOS) C and 46,000 at a LOS D. Does the quality of the project further City goals? City Code requires requests for the RM zone to be accompanied by a development agreement proposal that addresses dwelling unit sizes, exterior materials, architecture, landscaping, and project amenities. These items, along with other considerations, are addressed below. Dwelling Unit Sizes In the zoning ordinance, the minimum unit size for 3-bedroom townhomes is 1,400 square feet. There are three proposed floor plans with sizes at 1,567, 1,673, and 1,698 square feet. Exterior Materials For materials, the City’s multi-unit residential design standards state: “All multi-unit residential Building exteriors shall be brick, stucco, stone, tile, metal panels or fiber cement siding. With the exception of brick or stone which may be used on the entire Building exterior, no single material shall comprise more than 60 percent of a Building’s exterior. Where stucco, tile, metal panels or fiber cement siding are used, at least 20 percent of the Building’s exterior shall be brick or stone. Wood and vinyl may be used as trim, soffits and/or accent materials only.” The applicant is proposing a combination of brick and fiber cement lap siding (horizontal) and board and batten siding (vertical). According to the applicant, the percentage of brick meets the 20% requirements. While the fiber cement siding exceeds the 60% rule, there is a variety in color and mixture of horizontal and vertical application and the City has granted an exception in such cases. Minutes of Planning Commission Public Hearing February 26, 2025 Page 3 of 21 Architecture Based on a preliminary review of the proposed building architecture by staff, the proposed units appear to meet many of the architectural requirements in the City’s multi-unit residential design standards. Areas that fall short of the ordinance requirements are addressed below: • The ordinance requires at least 25% of the front façade to be fenestration (i.e. windows). Based on rough measurements from staff of the original submittal, the fenestration on the front was just under 17%. The applicant has since submitted an updated elevation with more windows. Staff is waiting on measurements from the applicant’s architect to verify compliance. This standard is easy to meet for townhomes with rear-load garages and more difficult to meet for front-load garages. The City has granted exceptions to this standard for front-loaded units; however, an exception is typically granted after the applicant shows that they have maximized the window space and there really aren’t practical ways to meet the standard. • The ordinance requires three window treatments with at least two window treatments per window on the front of buildings. Based on staff review, two treatments – varying the size and/or style of windows and window grids – were identified. • The ordinance limits the percentage of the front devoted to garage doors to a maximum of 60% of the length of the building. The garage door percentage is at 64%. In this case, adding more width to the units would likely result in the loss of units. The applicant is requesting an exception here due to the limited width of the property and the relatively low proposed density for a townhome development. To deemphasize the garages, the applicant is exploring changes to make the entrances more prominent. Landscaping The ordinance requires a total of 50% landscaping and recreation space. The applicant’s concept shows 50.3%. Project Amenities For a project of this size, the ordinance requires one amenity. The proposed project includes one amenity from the ordinance – a tot/lot playground. The applicant is also proposing privacy walls along both Redwood Road and Lester Street and vinyl fencing along the north and south sides. Garages/Parking The ordinance requires all townhome units to include a 2-car garage. The overall parking requirement for townhomes is 4.75 with 2 in a garage, 2 in a driveway, and an additional 0.75 within the project. All of the units meet the 4.75 stall requirement. Other Considerations Back in 2023, the owners of the Beto’s site requested a parking reduction as permitted in Section 7-9-104 of the Zoning Ordinance. The requested parking reduction, which included a concept plan with proposed site modifications, was approved at 17 stalls (the approval letter is included with this report). The development of the proposed project would require changes to the Beto’s site that are possible because of the approved parking reduction. Staff recommends that the development agreement includes a provision that the Beto’s site be modified substantially like Minutes of Planning Commission Public Hearing February 26, 2025 Page 4 of 21 the concept plan that was included in the parking reduction request. In addition, the landscaping on the Beto’s site is in need of maintenance. The original concept plan included 15 parking spaces along the west side of Lester Street that would back onto Lester Street. The Public Works Department expressed a safety concern about this amount of parking backing onto Lester Street, which is a collector street. This concern was relayed to the applicant, who then submitted a revised concept plan with parking no longer along Lester Street. The applicant is now showing shared stalls on the Beto’s site. There is an existing wall along the west side of Lester Street that is located roughly one foot from the back of the curb. There is no parkstrip or sidewalk along the frontage of the property. Staff is recommending that the wall be removed and that a parkstrip and sidewalk be installed along the frontage. The City Council has expressed concerns about for-sale townhome developments becoming rentals as well as the possibility of townhomes becoming boarding homes or homes where rooms are rented to individuals. In recently approved developments, the City has included certain provisions in the development agreement to address these concerns. Items h, i, and j under the approval alternative below are such provisions. STAFF ALTERNATIVES: 1. Approval. This General Plan/zone change application should be approved subject to a development agreement that incorporates the standards and exceptions proposed by the applicant along with the following additions recommended by staff: a. Prior to the issuance of any building permits, the property owner shall apply for a permitted use application on the Beto’s site and make the modifications substantially like those shown in the concept plan submitted with the parking reduction request (AD-2-2023). b. No parking stalls shall be allowed along Lester Street. c. The Redwood Road streetscape improvements in Section 7-10-204 shall be installed across the entire frontage including the Beto’s site. All streetscape landscaping shall be maintained as required in Section 7-6-303. d. The City may hold the building permit for the last building until all of the required improvements (curb, gutter, sidewalk, street paving, ADA ramps, survey monuments, streetlights, amenities, landscaping, etc.) are installed. e. The existing wall along Lester Street shall be removed. The Developer shall dedicate 10’ of right-of-way along the west side of Lester Street. A 5’ wide parkstrip and a 5’ wide sidewalk shall be installed along the entire frontage of Lester Street. f. A 6’ tall precast concrete wall shall be installed along Lester Street and along Redwood Road (excluding the Beto’s site). On both streets, the wall shall be setback 5’ from the sidewalk. The 5’ space between the sidewalk and the wall shall be landscaped. Building setbacks shall be measured from the property line and not the wall. The precast concrete wall shall meet the specifications in subsection 9 of Section 7-2-114. g. Along the north side of the residential development, a 6’ tall vinyl fence shall be Minutes of Planning Commission Public Hearing February 26, 2025 Page 5 of 21  installed wherever this type of fence does not already exist. Along the south side of the Property, a 6’ tall vinyl fence shall be installed wherever a masonry wall does not exist. As required in Section 7-6-303, a 6’ tall masonry wall shall be installed between the east side of the Beto’s site and the residential development. h. No basement entrances shall be allowed in the Project. i. No more than 30% of all housing units in the Project may be used as rentals. At least 70% of the housing units in the Project shall be owner-occupied. These rental restrictions shall be set forth clearly in the recorded covenants and shall be enforced by the homeowner’s association of the Project. j. No more than four (4) unrelated persons can live in a single home. This limitation shall also be set forth clearly in the recorded covenants and shall be enforced by the homeowner’s association of the Project. 2. Continuance. This application should be continued for reasons determined during the public hearing. 3. Denial. This application should be denied. Discussion: Steve Pastorik presented updated renderings from Concord Homes, who revised the original concept by enlarging second story windows, using two garage door styles, and adding covered entries to de-emphasize garage doors. Steve suggested to the Commission that there is room to have a park strip and sidewalk on the north side of the street, and the Code would allow both. Sam Drown addressed the Commission and was available for questions. Commissioner Durfee expressed concern about the project's compatibility with the commercial zoning along Redwood Road. Steve explained that the project was reviewed as part of the General Plan update and that there are already several townhome developments along Redwood Road. Commissioner Drozdek expressed concern about the lack of sidewalk on the north side of the road. Commissioner Woodruff feels there are planning concepts that may have been overlooked. He prefers the end units to face Lester Street so the middle units would have more house frontage, enhancing the overall curb appeal instead of just showcasing garage doors. He also agreed with Commissioner Drozdek on adding a sidewalk on the north side of street. Motion: Commissioner Porter motioned to approve GPZ-1-2025 subject to the 10 conditions in the Staff Report with an additional condition to add a sidewalk on the north side of the subdivision. A roll call vote was taken: Layton: Yes Lovato: No Durfee: No Woodruff: No Porter: Yes Drozdek: Yes SPLIT-GPZ-1-2025-FAILED Second Motion: Commissioner Lovato motioned to continue GPZ-1-2025 to the Public Hearing on March 12, 2025. Commissioner Durfee seconded. A roll call vote was taken and all members voted in favor of the motion to continue. Minutes of Planning Commission Public Hearing February 26, 2025 Page 6 of 21  UNANOMOUS -- GPZ-1-2025 -- CONTINUED S-1-2025 Wilkins Hollow PUD – Preliminary 3850 South 6000 West (38 Lots) R-1-8 Zone (6.7 Acres) BACKGROUND: Jake Hone is requesting preliminary approval for the Wilkins Hollow PUD Subdivision. The subdivision will consist of 38 lots on 6.7 acres. The property is located at 3850 South 6000 West and is zoned R-1-8. STAFF/AGENCY CONCERNS: Fire Department: • Fire hydrants to be installed in accordance with the Uniform Fire Code. Granger Hunter Improvement District: • Project will need to run availability for water, sewer and fire protection. • 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. • Revisions to plat are required. • Evaluation of storm drain facilities and infrastructure needed. • Soils Report will be required. Building Inspections: • Soils report will be required. ISSUES: • Jake Hone is requesting preliminary approval for the Wilkins Hollow PUD. The subject property was recently rezoned from the A zone to the R-1-8 zone. The applicant is proposing to develop the subdivision as a planned community. A development agreement was reviewed and approved for the new project. A copy of the development standards is attached to this report. • The subdivision will consist of 38 lots on 6.7 acres. This equates to an overall density of 5.6 units per acre. Lots fronting 6000 West are required to be 80 feet in width and limited to a total of 8. Other lots within the subdivision have frontages that range in size from 45 feet to 60 feet. The minimum width for at least 75% of Minutes of Planning Commission Public Hearing February 26, 2025 Page 7 of 21  the lots shall be 50 feet. The proposal is that all single-family dwellings will be 2 story. However, since lots on 6000 West are wider, that does allow an opportunity for some ramble style homes if desired. • The minimum square footage of finished above‐ground, habitable floor space for homes will be 2,250 square feet. All dwellings are required to have a basement that can be finished or unfinished. All homes will have a 2-car garage with a minimum area of 400 square feet. Setbacks for new dwellings will be per the development agreement. • The developer is proposing four different housing plans. Each plan would have different elevations to provide variety. In addition, new plans would also be acceptable provided that they incorporate similar characteristics including trim around window, doors, comparable roof pitches, windows and variation in materials which will consist of brick, stone, fiber cement siding, composite siding and stucco. To ensure that homes built in the community comply with the development agreement, an architectural review committee (ARC) will be established. Each building permit submitted to the City will be required to have an approval letter from the ARC before a permit can be issued. • Access to the subdivision will be gained from 6000 West. Improvements along this right-of-way are non-existent. The developer will be installing curb, gutter, sidewalk and street- lights along this right-of-way and along the internal street. The main access into the development was shifted to the south to provide the layout that worked best for the community. The distance between the access and Cilma Drive does meet with Engineering’s requirement for spacing. • At this point in the review process, staff is unsure about any irrigation ditches or structures that may exist on the property. The property may have been irrigated in the past, especially given its agricultural zoning until recently. The developer will be required to ensure that any and all irrigation water is managed appropriately. This will be coordinated with the City’s Engineering Division and any water users in the area. • The applicant has submitted a soils report that addresses ground water issues. Ground water was not encountered in any of the 3 test pits measured at 12 feet in depth. The developer will need to follow any recommendations outlined in the report as they relate to home and road construction given the soil characteristics in this area. • This project will comply with the City’s parking requirement. Each lot will have a minimum of 4 parking spaces, 75% of the spaces will provide a 5th parking space in the form of a concrete pad on the side of the garage where a 10-foot setback is utilized. • The proposed development will have two areas of open space to meet the requirements for a PUD. Areas at the southwest and northwest corners of the site Minutes of Planning Commission Public Hearing February 26, 2025 Page 8 of 21  are projected to meet this requirement. These areas comprise 26,186 square feet combined. The southwest area consists of 7,561 square feet and the north area 18,625 square feet. Amenities proposed for these areas include: o A pavilion and play field will be located in the southwest corner. o A tot-lot, sports court and play field will be located in the northwest corner of the project. o 5 sitting benches will be split between the two common areas. o Although not located in the open space areas, an entry feature will need to be installed at the entrance to the project. This will be reviewed as the subdivision moves through the approval process. The developer will install a minimum of 20 trees in the common areas. The landscaping and amenities mentioned above will need to be installed and completed prior to the building permit being issued for the last home. STAFF ALTERNATIVES: A. Grant preliminary approval for the Wilkins Hollow PUD subject to the following conditions: 1. That compliance be made with Granger Hunter Improvement District regarding water line extensions, sewer connections and fire protection. 2. That the subdivision name and interior street names be approved by Salt Lake County Addressing Division. 3. Recommendations outlined in the soils report shall be followed. 4. That street dedication and improvements be in accordance with plan and profiles approved by the City Engineering Division. 5. That matters pertaining to any irrigation system be addressed with the Public Works Department and water users as outlined in the analysis. 6. That the developer resolves all staff and agency concerns and other issues are noted in the analysis. 7. That all provisions of the development agreement be adhered to as approved by the City Council. 8. That any additional housing plans be reviewed by staff. Said plans shall incorporate similar characteristics including trim around windows, doors, comparable roof pitches, windows and variation in materials. B. Continuation to address issues raised during the public hearing. Minutes of Planning Commission Public Hearing February 26, 2025 Page 9 of 21 Discussion: Steve Lehman presented. Commissioner Porter asked if there is an easement on the north side, extending past Lot 1. The applicant, Jake Hone, was present and answered that the easement will be used for the outfall of sewer and storm drain going through there to connect to 6000 West. Commissioner Woodruff commented that he doesn’t like the 45-foot lots. Commissioner Durfee complimented the applicant on working with the neighbors. Motion: Commissioner Durfee motioned to approve S-1-2025 subject to the eight conditions in the Staff Report. Commissioner Porter seconded. A voice vote was taken and 5 members voted in favor of the motion, Commissioner Woodruff voted against the motion. SPLIT -- S-1-2025 -- APPROVED S-2-2025 WVC ViaWest Subdivision 7301 West 5400 South (3 Lots) M Zone (28.6 Acres) BACKGROUND: The ViaWest Group is requesting minor subdivision approval for the WVC ViaWest Subdivision. The proposed subdivision is located south of Hexcel and Kennecott Land, and west of Staker & Parson Companies. Property Reserve Inc. is located to the south and Grove Industrial Park LLC to the west. STAFF/AGENCY COMMENTS: Fire Department: • Will need new hydrant locations to serve this project. • Additional point of access will be required to serve this project. • Dedicated street will need to provide a cul-de-sac meeting Fire Department Standards. Kearns Improvement District: • Project will need to run availability for water, sewer and fire protection. • 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. • Improvements will be required along 5400 South. • Revisions to the plat are required. • Will need to coordinate storm water plans with Engineering. • Grove Industrial Park LLC will be required to sign the plat. • Will need to address grading concerns as it relates to the dedicated right-of-way Minutes of Planning Commission Public Hearing February 26, 2025 Page 10 of 21  and adjacent properties ISSUES: The proposed subdivision is being requested in order to create a 3-lot subdivision. Lot 1 will be 6.1 acres, lot 2 will be 7.8 acres and lot 13 is proposed to be 14 acres. A site plan has been included in the power point showing proposed locations of the new buildings. A conditional use application will be reviewed later in the planning commission meeting. Access will be gained from 5400 South via a new dedicated street. The new road will be 66 feet in width and will be constructed with standard improvements. The new street will be located along the western boundary of the subdivision and will be shared with Grove Industrial Park LLC. The new road will provide future connections to the west and south as those properties come in for development. For the time being, the road has been designed with a turnaround for Emergency vehicles. The new right-of-way is being planned to straddle the property line separating the two existing parcels. Said road improvements and grading will need to be coordinated between the two property owners. 5400 South is a State Road so the applicant will need to coordinate access approval with UDOT. An emergency access is also proposed between lots 2 and 3. Said access location will also need UDOT approval. The subdivision plat will also dedicate a small 20-foot section along 5400 South in the northeast corner of the plat. There are a number of existing easements illustrated on the proposed subdivision plat. Some of these easements will need to be vacated by a separate document. Others will need to be executed and recorded prior to the plat recording. STAFF ALTERNATIVES: A. Grant approval for the WVC ViaWest Subdivision subject to the following conditions: 1. That compliance be made with Kearns Improvement District regarding water line extensions, sewer connections and fire protection. 2. That the subdivision name and street name be approved by Salt Lake County. 3. That the new road be reviewed and approved by the City Engineering Division. 4. That access to the subdivision be coordinated with the Utah Department of Transportation. This includes the proposed secondary access located between lots 2 and 3. 5. That the developer coordinate improvements along 5400 South with UDOT and the City Engineering Division. 6. That the applicant coordinates improvements for the new road with the adjacent landowner to the west. 7. That grading and drainage be reviewed and approved by the City Engineering Minutes of Planning Commission Public Hearing February 26, 2025 Page 11 of 21  Division. 8. That the developer resolves all staff and agency concerns B. Continue the application to allow the developer an opportunity to address the Planning Commissions concerns. Discussion: Steve Lehman presented. Tom Glissmeyer was present for questions. There were no questions or concerns from the Commission or the public. Motion: Commissioner Durfee motioned to approve S-2-2025 subject to the eight conditions in the Staff Report. Commissioner Lovato seconded. A voice vote was taken and all members voted in favor of the motion. UNANOMOUS -- S-2-2025 -- APPROVED SA-2-2025 Albert Acres Subdivision Amended 3681 South 5600 West, 2 Lots R-1-8 Zone (.93 Acres) BACKGROUND: Mr. Fred Albert is requesting minor subdivision approval and a plat amendment for the Albert Acres Subdivision. The purpose for the amended plat is to create an additional building lot. However, the remainder of lot 2 will be consolidated with lot 1 so the overall lot yield of the subdivision remains the same. STAFF/AGENCY COMMENTS: Fire Department: • Existing Fire Hydrant will serve new lot. • 24-foot clear width needs to be maintained for existing and new dwelling. • Existing turnaround is sufficient for the new lot. Granger Hunter Improvement District: • Project will need to run availability for water, sewer and fire protection. • Subject to design and review inspections. • Master Meter will continue to provide water service for the new lot. 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. • Revisions to plat are required. • Will need to provide on-site drainage plans for storm water. Minutes of Planning Commission Public Hearing February 26, 2025 Page 12 of 21  • Follow recommendations outlined in the original soils report. Building Inspections: • Follow recommendations outlined in original soils report. ISSUES: The Albert Acres Subdivision was recorded with the Salt Lake County Recorder’s Office in June 2016. The original subdivision consisted of 4 lots - one of which was an existing single-family dwelling. Mr. Albert is now proposing to amend the original subdivision by creating a new lot but then consolidating the remainder of lot 2 with lot 1 so the overall lot yield of the subdivision remains the same. The reason that is important is that the City no longer allows private streets. However, in this case, since the lot yield remains the same, and the access remains the same, we are not approving additional lots, nor is the applicant requesting a private street. The existing right-of-way access easement will continue to provide access to lots 1, 2, 3 and 4 as originally approved. Since no new lots are being created, and since no new lots will be allowed in the future, a deed restriction will need to be recorded that limits the total number of lots in the subdivision to 4. This will be done at such time the subdivision plat records. The City’s Subdivision Ordinance requires that all flag lots have a minimum square footage of 12,000 square feet. The square footage of the new lot will be 12, 022 square feet. The square footage of the flag lot excludes the stem portion that serves as an access to the lot. In this case, all of the proposed flag lots are in excess of the minimum requirement. When the original plat was approved, the applicant was proposing that a master meter for water be installed which it was. According to Mr. Albert, with Granger Hunter Improvement District, is good with the new lot as it will be served from the existing master meter. The subject property is slightly higher in elevation than the property to the north. The City Engineering Division will require that on site retention be part of the grading and drainage plan approvals for the new dwelling. This will be coordinated as the subdivision plat moves through the approval process. STAFF ALTERNATIVES: A. Approval of the Albert Acres Subdivision Amended subject to the following conditions: 1. That compliance be made with Granger Hunter Improvement District regarding water line extensions, sewer connections and fire protection. 2. That the subdivision name be approved by Salt Lake County. 3. That the developer resolve all staff and agency concerns. 4. That the recommendations outlined in the original soils report be followed as it relates to the basement depth of the new dwelling. Minutes of Planning Commission Public Hearing February 26, 2025 Page 13 of 21  5. That storm water generated from the new lot be retained on site. This requirement shall be coordinated with the Engineering Division. 6. That a deed restriction be recorded to limit the number of dwellings to 4. B. Continuation to address issues raised during the Planning Commission meeting. Discussion: Steve Lehman presented. Fred Albert was available for questions and added that longtime friends of the family will be building a new home on the lot. There were no questions or comments from the Commission or the public. Motion: Commissioner Porter motioned to approve SA-2-2025 subject to the six conditions in the Staff Report. Commissioner Durfee seconded. A voice vote was taken and all members voted in favor of the motion. UNANOMOUS -- SA-2-2025 -- APPROVED SA-3-2025 4700 South 5600 West Commercial Subdivision Amended 4700 South 5600 West, 2 Lots M Zone (2.6 Acres) BACKGROUND: Silver Fox Construction is requesting minor subdivision approval and a plat amendment for the 4700 South 5600 West Commercial Subdivision. The proposed subdivision will be amending lot 2 to create an additional commercial building lot. The subdivision is located on the northwest corner of 4700 South and 5600 West. STAFF/AGENCY COMMENTS: As this application will be followed up by a site plan review, staff and agency comments will be better addressed during that process. The purpose for the amended plat is to simply divide the property into 2 lots. ISSUES: The 4700 South 5600 West Commercial Subdivision was recorded with the Salt Lake County Recorder’s Office in November 2020. During the approval of the subdivision, a third lot was discussed but it was not yet known how the property would be divided and or what type of land uses might be proposed. So the subdivision was recorded with just the original 2 lots. Subsequent to the original plat recording, lot 2 has been approved for an automotive repair center which is currently under construction. The proposed plat amendment will create an additional lot that will be known as lot 2B. Staff is unsure what the land use may be, but the proposal is to create a 1.16 acre lot to go along with lot 2A which is 2.59 acres. The original subdivision plat dedicated the necessary right-of-way along 4700 South and the Minutes of Planning Commission Public Hearing February 26, 2025 Page 14 of 21 improvements are currently being constructed. While the property does have limited frontage along 5600 West, access will not be allowed at that location. Per the original subdivision, a 35- foot shared reciprocal access easement was recorded. This access easement will also be used to provide access to the new lot. The subdivision plat will provide the mechanism to divide the property as required by the applicant. The amended plat will contain easements and other information applicable to the division of property as well as the shared point of access. Separate applications will be submitted for permitted and/or conditional uses on the new lot. STAFF ALTERNATIVES: 1. Approve the amended 4700 South 5600 West Commercial Subdivision subject to a resolution of staff and agency concerns. 2. Continue the application for reasons determined in the Planning Commission meeting. Discussion: Steve Lehman presented. The applicant, JD Heiner with Silver Fox Construction, was present and added they still don’t have a use or tenant for the new lot. Motion: Commissioner Porter motioned to approve SA-3-2025. Commissioner Durfee seconded. A voice vote was taken and all members voted in favor of the motion. UNANOMOUS -- SA-3-2025 -- APPROVED C-1-2025 ViaWest 7301 West 5400 South M Zone (28.66 Acres) The applicant, CIR Engineering representing ViaWest, is requesting a conditional use for an office/warehouse facility at 7301 West 5400 South. This property is zoned M, Manufacturing, and the West Valley City General Plan designates this area as Light Manufacturing. The surrounding zone on all sides is Manufacturing (M). The surrounding uses include the concrete batch plants to the east, with Hexcel and Kennecott to the north. This property is also partially located within the outer ring of the Over Pressure Zone. The following request is for approval of a 28.66 acre three-lot office/warehouse facility. The property has frontage on 5400 South however the primary access will be from a new public roadway that will be constructed in conjunction with this project on the west side of the site, which will be 7390 West. The development will consist of three (3) buildings. The sizes are proposed to be 97,200 SF for building 1, 154,560 SF for building 2 and 218,400 SF for building 3. The general breakdown of the uses is proposed to have 10,000 -15,000 SF of office in each building, which is between 5- 10%. The uses/tenant mix will be monitored as building permits and business licenses are Minutes of Planning Commission Public Hearing February 26, 2025 Page 15 of 21 submitted and the parking will be evaluated periodically to ensure that the site is in compliance. No outside storage has been proposed. The buildings will be constructed of tilt up concrete panels that will be painted with white and gray tones with red accents and metal canopies. The office portions of the buildings are enhanced with large windows and relief in the façade and roof line. These features will be repeated along the ends of all of the buildings. The office portions are oriented towards the west, fronting 7390 West, as well as focused together in the middle to create separation from the vehicle parking and the truck courts. This facility is not required to meet the Commercial Design Standards due to the use being limited to a manufacturing zone. The required landscaping for this site is a minimum of 5%. The plan currently indicates there is approximately 10-20% per lot. The development also has frontage on a High Image Arterial Street, 5400 South. This frontage is required to comply with the standards set forth in 7-10. Landscaping will also be provided along the west access drive, the perimeter of the buildings as well as enhanced areas by the office portions and parking areas. All areas that are not developed as buildings or parking must be landscaped per the City Code with 50% live plant material in addition to the required trees (7-6-303) however, there will be a large detention area on the southeast side of the site as well as several steep slope areas. These areas are not required to be formally landscaped so they are also not considered in the overall landscaping percentage and must be maintained free of weeds, debris and exposed dirt areas. The details of signage have not been discussed at this stage in the development. All signage shall comply with the requirements set forth in the Sign Ordinance and require a building permit prior to installation. There are several dumpsters provided throughout the complex. These will all be located in masonry enclosures designed to match the buildings. STAFF ALTERNATIVES: Approval, subject to the resolution of any issues raised at the public hearing and the following conditions. 1. The buildings must be constructed per the approved plans. This shall include the change in material, colors and relief in the façade and roof lines as indicated on the submitted renderings and elevations. 2. All overhead doors and the truck court areas shall be located on the interior of the site and not facing either right-of-way as submitted by the applicant. 3. There shall be no outside storage. 4. There must be adequate parking on site for the proposed tenant mix. 5. The landscaping must be completed per the approved plan and in accordance with applicable standards in the West Valley City Municipal Code including the following: Minutes of Planning Commission Public Hearing February 26, 2025 Page 16 of 21  • There shall be a minimum of 5% landscaping (improved and irrigated) throughout the site. • Formal landscaping is not required directly within detention or steep slope areas but they shall be maintained free of weeds and garbage with no exposed dirt areas. • Must comply with the Landscaping Standards for High Image Arterials in section 7-10. 6. All signage must comply with the requirements set forth in the West Valley City Sign Ordinance and require a building permit prior to installation. 7. All dumpster locations and mechanical equipment on site must be properly screened. The dumpsters shall all be secured within a 6’ masonry enclosure that matches the buildings. 8. Must meet requirements of all affected departments and agencies. Continuance, to allow time for the applicant to provide resolutions to any issues raised at the public hearing. Discussion: Jody Knapp presented. Tom Glissmeyer addressed the Commission and was present for questions. Motion: Commissioner Durfee motioned to approve C-1-2025 subject to conditions one through eight. Commissioner Porter seconded. A voice vote was taken and all members voted in favor of the motion. UNANOMOUS -- C-1-2025 -- APPROVED C-2-2025 Les Schwab Tire Center 3845 S. Constitution Blvd. C-2 zone (1.45 acres) The applicant, Graham Engineering, representing Les Schwab Tire Center, is requesting conditional use approval for an auto service center at 3845 S. Constitution Blvd. The zoning for this property is C-2, General Commercial and the General Plan designation is General Commercial. The surrounding zone to the east, west and south is R-1-8 (single dwelling unit residential 8,000 sf min) and the zoning is C-2, General Commercial to the North. The surrounding uses include single unit dwelling residential with a Chick-Fil-A proposed on the adjacent lot to the north. The proposal is to construct a 10,595 square foot 7-bay auto service building. The services include tires and wheels, shocks, struts, batteries, brakes, alignment services, and oil changes. The typical hours of operation for this use range from 8:00 am – 6:00 pm, 6 days a week, Monday - Saturday. There will be no outside storage permitted at this location. Minutes of Planning Commission Public Hearing February 26, 2025 Page 17 of 21 The building will be constructed of precast concrete panels with a metal wainscot and upper metal fascia. The building must comply with the Commercial Design Standards, including the percentage of masonry on the facade. The building is located on the west side of the lot adjacent to Constitution Blvd with the service doors located on the east side and are not directly adjacent to the residential zone/uses. The west façade facing the public street shall be considered the primary façade and all other sides shall be a secondary façade for the Commercial Design Standards review. This property is subject to a Development Agreement which requires an 8’ masonry wall separating the residential zone. This wall shall be constructed in conjunction with the Chick- Fil- A site. The wall will be CMU block and finished to match the adjacent projects. Unfinished CMU block is prohibited. The Development Agreement also requires that street trees be installed along 2700 West as part of the landscape plan. All other setback areas shall be landscaped per City Code that includes 50% live plant material coverage in addition to the required trees. There will be signage on the building as well as a ground/monument sign that will be required to meet the Title 11 standards. Pole signs are not allowed at this location. The dumpster provided for this building will be located within a 6’ masonry enclosure that is constructed to match the building and setback a minimum of 20’ to the adjacent residential zones. STAFF ALTERNATIVES: Approval subject to any issues raised at the public hearing as well as the following conditions: 1. The building must be completed per the approved plans and be designed in accordance with the Commercial Design Standards including the west façade to be considered a primary façade and all other sides a secondary facade. 2. There shall be no outside storage at this location. 3. The site shall be landscaped per the approved plans including the frontage per the Development Agreement and the 7-10, High Image Arterial Streets standards. 4. There shall be an 8’ masonry wall adjacent to residential that matches the wall on the lot to the north. Unfinished CMU Block is prohibited. 5. The dumpster shall be completely screened and secured with a 6’ masonry enclosure that matches the building. 6. All signage must comply with the West Valley City Sign Ordinance. 7. Must meet requirements of all affected departments and agencies. Minutes of Planning Commission Public Hearing February 26, 2025 Page 18 of 21  8. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: Jody Knapp presented. Commissioner Durfee asked if any kind of outside storage would be allowed on the site. Jody replied that in the C-2 zone outside storage is not permitted. Commissioner Lovato asked if Connex trailers are considered outside storage. Jody replied that if the applicant met requirements, they could have a Connex trailer as a storage building that would not be considered outside storage. Requirements are that it must be screened from public view, it must be on concrete or asphalt, and a building permit is required. Commissioner Durfee asked how far the garage doors are from the residential area. Jody replied 180 feet. The applicant, Zack Graham, was present online. He shared his screen showing the distance Commissioner Durfee asked about. He relayed the results of their sound study (about 70 decibels at 100 feet away) and showed the floor plan of the inside of the business. The storage of used tires and oil will be stored inside the building. Motion: Commissioner Durfee motioned to approve C-2-2025 subject to the eight conditions in the Staff Report. Commissioner Porter seconded. A voice vote was taken and all members voted in favor of the motion. UNANOMOUS -- C-2-2025 -- APPROVED C-4-2025 Rydalch Electric (Outside Storage) 1925 W. Parkway Blvd. M Zone (1.0 acres total/.4 acres outside storage) The applicant, Rydalch Electric, is requesting conditional use approval for outside storage of equipment and materials associated with an electrical service business at 1925 W. Parkway Blvd. This property is zoned M, manufacturing and the West Valley City General Plan designates this area as Light Manufacturing. The surrounding zone is Manufacturing on all sides. The surrounding uses include warehouse, office and light manufacturing. The site was originally developed in 1984 (PR-7-1984). This included the building on site, landscaping and the parking areas. The property on the south side of the building was undeveloped. The new property owner now wishes to improve the southern portion of the site and utilize the area for outside storage of equipment including trailers, excavators and other electrical equipment. This storage area is set back off the road and behind the parking area and building therefore, the masonry wall requirement from 7-2-114 will not be triggered and the existing 6’ chain link fence with slats and barbed wire satisfies the outside storage screening requirement. The area will be hard surfaced with asphalt or concrete (83%) and there will be a small area of gravel Minutes of Planning Commission Public Hearing February 26, 2025 Page 19 of 21 (17%) for tracked equipment and material storage. There will also be cargo containers used for storage in this area and those are required to meet the standards in 7-7-106. There is existing landscaping along the frontage of the site. It appears the original landscape plan from our records may not have been followed. There are existing mature trees in the parkstrip, and none located within the setback area. Due to the size of those existing trees there would not be enough sufficient room on the property to plant additional trees. Therefore, Staff recommends these trees remain to satisfy the landscaping requirement and if at any time in the future those are removed, they would then be replaced with trees in the property setback area per current City Code for 7-10, Landscaping on High Image Arterials. There are also landscaped areas on both sides of the entrances. Those areas are in need of maintenance. There are very large overgrown juniper bushes that block visibility and the clearview and then areas that do not have any landscaping at all. These planters should be modified and the landscaping replaced to meet City Code. This includes one tree in the landscape island on the east side of the site. There is an existing monument sign on the site. This sign will be reviewed with a building permit for the cabinet modification for the new business to ensure it meets all of the current standards in City Code and that the sign is maintained. During the site visit there was also a dumpster on site in the parking area. This dumpster either needs to be relocated or placed in a masonry enclosure that meets City Code 7-2-118. STAFF ALTERNATIVES: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. Outside storage is only permitted on the improved portions of the site south of the building as outlined in the approved site plan. 2. The screening for the outside storage yard may be a 6’ chain link fence with slats. Masonry is not required. 3. The yard area must be paved with a hard surface and a small gravel area is permitted for tracked equipment and materials as indicated on the approved site plan. 4. Cargo containers must comply with the standards set forth in 7-7-106. 5. The existing trees in the parkstrip may remain to satisfy the landscaping requirement and if at any time in the future those are removed, they would then be replaced with trees in the front setback area per City Code for 7- 10, Landscaping on High Image Arterials. 6. The existing landscaping areas on site must be maintained with live plant material as well as the following: Minutes of Planning Commission Public Hearing February 26, 2025 Page 20 of 21  • The overgrown juniper bushes that block visibility and clearview at the entrances shall be removed and replaced with landscaping to meet City Code. • One tree from the list in 7-10 shall be installed in the landscape island on the east side of the site. 7. Signage on site must meet City Code including the monument sign on site. 8. Refuse Storage Containers must comply with the standards set forth in 7- 2- 118. 9. Must meet the requirements of all affected departments and agencies, including but not limited to West Valley City Fire and Public Works. 10. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: Jody Knapp presented. The applicant, Mark Rydalch, addressed the Commission and was present for questions. There were no questions or concerns from the Commission or the public. Motion: Commissioner Porter motioned to approve C-4-2025 subject to the ten conditions in the Staff Report. Commissioner Durfee seconded. A voice vote was taken and all members voted in favor of the motion. UNANOMOUS -- C-4-2025--APPROVED PLANNING COMMISSION BUSINESS: The Commission considered the Minutes of the Study Meeting held February 5, 2025, and the Minutes of the Public Hearing Meeting held February 12, 2025, Commissioner Porter motioned to approve the two sets of Minutes. Commissioner Lovato 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 26, 2025, Commissioner Durfee moved to adjourn the meeting at 5:30PM. 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 26, 2025. Respectfully submitted, Julie Davis Julie Davis, Admin Assistant Minutes of Planning Commission Public Hearing February 26, 2025 Page 21 of 21