Planning Commission Public Hearing

COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING MINUTES June 26, 2019 The meeting was called to order at 4:00 p.m. by Chair Meaders at 3600 Constitution Blvd., West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Clover Meaders, and Martell Winters ABSENT Cindy Wood, Darrick Porter, and Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Brock Anderson, and Margo Hoyt WEST VALLEY CITY LEGAL DEPARTMENT Eric Bunderson AUDIENCE There were 13 people in the audience. Application #: Z-1-2019 Applicant: Stonebrook Construction Development Address: 5340 West 3500 South Request: Zone change from A to R-1-7 Property Size: 1.09 acres 3600 Constitution Blvd. West Valley City, UT 84119-3720 Phone (801) 966-3600 Fax (801) 963-3559 West Valley City Planning Commission June 26, 2019 Page 2 Stonebrook Construction Development has submitted a zone change application for a 1.09 acre parcel located at 5340 W 3500 S. The property is currently zoned A (agriculture, minimum lot size ½ acre) with a General Plan designation of mixed use, which at this location includes office and high density residential. The proposed zone is R-1-7 (single unit dwelling residential, minimum lot size 7,000 sq. ft.). Surrounding zones include R-1-8 (single family residential, minimum lot size 8,000 square feet) to the north and east, R-2-8 (residential duplex, minimum lot size 8,000 square feet) to the south, and A to the west. Surrounding land uses include single family homes to the north, west, and east and a multi-unit residential property to the south. The subject property includes a home that, according to the Salt Lake County Assessor, was built in 1900. Back in 2017 the applicant applied (Z-8-2017) to change the zoning on the property to RM (multiple unit dwelling residential) to development the property into townhomes. This application was denied by the City Council. The applicant is planning to subdivide the property into four lots, two of which would be flag lots. The existing home would remain. The attached concept plan and letter from the applicant provide details on the proposed project. While all of the lots are 8,000 sq. ft. or larger, the R-1-7 zone is requested because the two lots along 3500 S are just shy of the 80’ minimum lot width required in the R-1-8 zone. The Zoning Ordinance requires that “All new Subdivisions involving a rezone of property, or a PUD, shall participate in a Development Agreement that addresses housing size, quality, exterior finish materials, Streetscapes, Landscaping, etc.” The applicant has committed to build homes that meet the City’s design standards and has agreed to dedicate right-of-way along 3500 S to accommodate a 115’ right-of-way as outlined in the Major Street Plan. Staff Alternatives: 1. Approval, subject to a development agreement that includes the standards proposed by the applicant. 2. Continuance, for reasons determined during the public hearing. 3. Denial. Discussion: Kelly Oaks, Project Manager for Stonebrook Construction Development, stated they are amenable to do any improvement we suggest on the house including an attached garage. Chairwoman Meaders remarked that was her question to include the attach garage. No other comments. Motion: Commissioner Lavato moved to approve Z-1-2019. Commissioner Winters seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Commissioner Winters Yes Chair Meaders Yes Unanimous – Z-1-2019 – Approved West Valley City Planning Commission June 26, 2019 Page 3 Application #: GP-1-2019 Applicant: West Valley City Request: General Plan Amendment to Update the City’s Moderate Income Housing Plan During the 2018 and 2019 general sessions, the Utah legislature passed HB 259 and SB 34. Both bills modified requirements for municipalities’ moderate income housing plans as well as reporting. The purpose of this General Plan amendment is to update the City’s Moderate Income Housing Plan to bring it into compliance with State code. Compliance is required by State code by December 1, 2019. The most significant changes include:  requiring municipalities to implement three or more (four or more for municipalities with fixed guideway public transit stations) of the 23 strategies listed in State code,  withholding transportation funding from those municipalities that fail to adopt a moderate income housing plan or fail to implement the requirements of the moderate income housing plan and  increasing the reporting frequency from biennially to annually. Key points from the attached 2019 update to the City’s Moderate Income Housing Plan are as follows:  Despite rent and value increases, West Valley City continues to be one of the most affordable municipalities in Salt Lake County with 2/3rds of the City’s housing units being affordable to low income households.  The City has already implemented 19 of the 23 strategies recommended by the State.  The City plans to continue to use 18 of the 23 strategies recommended by the State in the following situations: o to preserve and maintain existing affordable housing, o to redevelop blighted multi-family residential with higher density residential and o to build new multi-family residential near light rail transit stations. Staff Alternatives: 4. Approval. This application should be approved to bring the City’s Moderate Income Housing Plan into compliance with recent State code changes. 5. Continuance. This application should be continued for reasons determined during the public hearing. 6. Denial. This application should be denied as the Planning Commission does not support the proposed update. Discussion: No comments on this application. Motion: Commissioner Fuller moved to approve GP-1-2019. Commissioner McEwen seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes West Valley City Planning Commission June 26, 2019 Page 4 Commissioner McEwen Yes Commissioner Winters Yes Chair Meaders Yes Unanimous – GP-1-2019 – Approved C-11-2019 KID Zone E Booster Pump Station 7219 W Golden Sunset Dr R-1-10 Zone (0.19 Acres) The applicant, Greg Anderson with Kearns Improvement District (KID), is requesting conditional use approval for a new potable water booster pump station on Parcel C of what will be the Sunset Hills Phase 3 P.U.D. The property is zoned R-1-10 (single unit dwelling residential). The surrounding properties to the north, east and west are also zoned R-1-10. The property to the south is in unincorporated Salt Lake County and is zoned for residential. The West Valley City General Plan designates all properties in this area as low density residential. The proposed booster pump station will be on a 0.19-acre parcel within the third phase of the Sunset Hills development. The final plat for this phase is currently being reviewed by the Engineering Division. Currently there is not a water pressure zone to service this area of the City, or the adjacent area in Salt Lake County. For Sunset Hills Phase 3 to begin development the water infrastructure must be installed. The water from the booster pump station will be used to service residences in the surrounding area and will be pumped to a future water storage tank, which will be located outside of West Valley City limits. KID has received bonding fund approval and will begin construction of the infrastructure as soon as they receive zoning and building approval. Construction will take approximately 9 to 12 months for the pump station, storage tank and water transmission mains. A roughly 700 sq. ft. building will be constructed to house four vertical turbine pumps. The building’s exterior will be earth-tone concrete masonry unit (CMU) block and have a standing seam metal roof. The interior will feature a separate wall and ceiling isolated from the CMU block that will be composed of acoustical resilient channels, gypsum, and insulation to reduce noise leaving the building. West of the building will be a back-up generator that will be installed on a concrete pad two feet below the building floor level to help reduce noise. The generator will also be covered with a sound-dampening enclosure. The generator will only be used during power outages, but once a week at noon the generator will run for about 30 minutes to exercise the engine. The pump station will be an unmanned facility, but two security cameras will be placed on opposite corners of the property for security. KID crews will access the generator monthly to check fluid and diesel levels, and once a year there will be maintenance performed. The main access for the site will be an asphalt driveway from the north side of the property. There will also be a secondary gravel access on the south side of the property for the generator. If a pump goes out, access gates are provided on the east side of the property to allow for a crane to remove equipment through sky lights in the roof. A 6’ tall masonry block wall will be installed along the west property line. The wall will step down to 3’ tall at the 30’ front yard setback. Fencing along the other three sides of the property will be a 7’ tall ornamental iron fence with CMU pilasters. In residential zones, landscaping in the front yards shall include 50% live plan material, as well as at least one tree. Staff recommends that the landscape plan be revised to include trees spaced every 30’ along the west property line to provide additional screening. Staff also suggests that a West Valley City Planning Commission June 26, 2019 Page 5 few low-growing shrubs be added to the 10’ area on the east side of the property between the sidewalk and the asphalt, except for the area behind the swing gates. Staff Alternatives: • Approval, subject to the resolution of any issues raised at the public hearing and the following conditions: 1. Approval from all applicable agencies and City Departments. 2. The landscape plan shall be revised to include trees spaced every 30’ along the west property line, and some additional shrubs shall be provided on the east side of the site. 3. The site shall be improved per the approved plans and in accordance with the West Valley City Municipal Code. 4. Fencing shall be installed per the approved plans. • Continuance, to allow for the resolution of any issues raised at the public hearing. Discussion: Greg Anderson, Public Works Director with Kearns Improvement District, stated he has visited with Brock and is OK with the additional trees and bushes requested. Commissioner Winters stated to Mr. Anderson that he understands they have agreed to put the sound dampening on the units but has no perspective on how much noise will come out after that. Commissioner Winters asked that since there will be homes in the nearby future, does he have any idea what the facility will sound like afterwards? Mr. Anderson replied that if you were to stand within 10 feet of the pump houses you would not hear the whine of the motors taking place. They are very efficient motors and will not be an issue. Mr. Anderson explained the insulation of the units and the generator. When running the generator, it will only be once a week for 30 minutes at noon. This is to exercise the motor in case they ever need to use it. No further comments. Motion: Commissioner McEwen moved to approve C-11-2019. Commissioner Winters seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Commissioner Winters Yes Chair Meaders Yes Unanimous – C-11-2019 – Approved ZC-12-19 Wasatch Fleet Service 2265 S. 5650 W. (2210 S. Clifford St.) LI Zone (2.51 acres) The applicant, Wasatch Fleet Service, is requesting conditional approval for a commercial vehicle upfit facility at 2265 S. 5650 W. This property is zoned LI, Light Industrial. It is located within the 5600 West Overlay Zone and the West Valley City General Plan designates this area as Light Manufacturing. The surrounding zone is LI to the north, south and west. The zoning is M, manufacturing to the east across 5600 West. The surrounding uses include salvage yard type businesses to the west, warehousing to the south, UDOT property to the north and the Warner Truck Center to the east. West Valley City Planning Commission June 26, 2019 Page 6 This site was originally occupied by outside storage and salvage type businesses and has historically been an enforcement issue. Wasatch Fleet recently purchased the property and would like to locate their commercial vehicle upfit facility at this location. The business sells and installs truck and van racks, truck flatbeds, snow plows, custom van interiors, service truck bodies and lift gates. Office and sales will also be conducted from the site. The proposed building will be approximately 25,000 square feet. The office/sales area will be about 3,000 sqft and the warehouse/installation area will occupy approximately 12,000 sqft. The remaining 10,000 is available for a future tenant. The building will be steel framing construction with a masonry and metal façade. The design is required to meet the Commercial Design Standards as well as the 5600 West Overlay Zone which requires one hundred percent masonry on street facing facades. Materials, relief and design elements are under further review. There is also a paved merchandise display area along the south west side of the site. This will be secured with a 6’ wrought iron fence and will hold the inventory that is for sale and ready for install for the use. This property has frontage along 5600 West, which is a high image arterial and subject to the requirements set forth in 7-10. The requirements along this frontage include a 15’ landscaped area, a 6’ sidewalk and a 9’ landscaped area with decorative street lighting. The site is also required to have 10% landscaping throughout the site. The roadway along the west side of the property is currently undeveloped. Therefore, installation of a portion of the roadway will be required as part of this development. Staff is working with Public Works to coordinate construction of this entire roadway to connect to 2300 South. This coordination also includes design of the right-of-way landscaping. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. The site and landscaping must be installed per the approved plan and in accordance with all the applicable standards set forth in Title 7. 2. The building must be completed per the approved plans and shall be designed in accordance with the Commercial Design Standards and the 5600 West Overlay Zone requirements. 3. No outside storage permitted and the merchandise display area must be paved and secured with decorative fencing (wrought iron). 4. Signage must comply with the West Valley City Code. 5. Dumpsters must be located within a 6’ masonry enclosure per the WVC Municipal Code. 6. Must meet the requirements of all affected departments and agencies. 7. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. West Valley City Planning Commission June 26, 2019 Page 7 Discussion: Commissioner McEwen asked Brock if he could explain the thinking between the 100% concrete on the 5600 overlay? Brock replied the area is an entrance into our City and has a design standard. Scott Haslam, applicant, stated they are not a service center. They do not work on motors or anything. They outfit the truck by bolting them to the body. The designer, no name given, stated they are working on the masonry. Chair Meaders asked if the public would like to comment on the application. William Gooch with Bills Bone Yard and Repair asked who would be paying for the dirt road to be improved. Chair Meaders asked Brock if it is a City or private road? Brock replied it will be a public road. Steve Pastorik explained he has talked with the City’s Public Works Department. There is at least one delay agreement on that section of road and believes it is for the recycling facility. If anyone has a delay agreement for improvements, they would be required to fund the portion in front of their property. Mr. Gooch asked if there is only one in that area? Steve Pastorik replied that is what he recalls, but that was several months ago. Steve advised Mr. Gooch to contact our Public Works Department and ask if there are any outstanding delay agreements. Mr. Gooch stated OK. Motion: Commissioner Winters moved to approve ZC-12-2019. Commissioner McEwen seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Commissioner Winters Yes Chair Meaders Yes Unanimous – ZC-12-2019 – Approved Approval of Minutes from June 12, 2019 Regular Meeting Approved Approval of Minutes from June 19, 2019 Study Meeting Approved There being no further business, the meeting adjourned at 4:45 p.m. Respectfully submitted, Margo Hoyt Executive Administrative Assistant