Planning Commission Public Hearing

WEST VALLEY CITY PLANNING COMMISSION MINUTES April 28, 2021 The meeting was called to order at 4:00 p.m. by Chair Meaders with an electronic meeting: Zoom at https://zoom.us/j/95328405803. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Clover Meaders, David McEwen, Cindy Wood, Mathew Lovato, Brent Fuller and Harold Woodruff and Martell Winters ABSENT Darrick Porter WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Jody Knapp, Steve Lehman, and Kirsten Hunt WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill AUDIENCE There were 8 people in the audience. GPZ-3-2020 Joe Salisbury 2892 S Decker Lake Dr. General plan change from commercial/light manufacturing to high density residential and zone change from A and M to RM 16.05 acres This application was first submitted last year. At the request of the applicant, this application was continued to no date certain to allow the applicant time to revise the proposal. Joe Salisbury with DAI has submitted a General Plan/zone change application for 16.05 acres of property located at 2892 S Decker Lake Dr. The property is currently zoned A (agriculture, minimum lot size ½ acre) and M (manufacturing) with a General Plan designation of commercial/light manufacturing. The proposed zone is RM (multiple unit dwelling residential) and the proposed General Plan designation is high density residential (12 to 20 units/acre). Surrounding zones include A and RM to the west, A and M to the north, M to the east and M and RM to the south. Surrounding land uses include the E Gate Apartments, Decker Lake Youth Detention Facility and Decker Lake Park to the west and north and office uses like Petzl and the Department of Homeland Security to the east and south. The subject property is currently vacant. The latest proposal includes a total of 286 rental housing units including 98 rear-load, 3-bedroom townhomes and 188 stacked flat apartments (94 1-bedroom units and 94 2-bedroom units) that can also function as townhomes. The overall project density is 17.8 units/acre. As seen in the floor plans, a 2-bedroom stacked flat unit above a 1-bedroom stacked flat unit can be combined or rented together to create a 3-bedroom townhome unit. All buildings are 2 story buildings. Each townhome has a 2-car garage and each stacked flat unit has a 1-car garage. The attached concept plan, application materials, and presentation from the applicant provide details on and support for the proposed project. By way of background, a General Plan/zone change request was made on this same property back in 2013 by DAI for a 368-unit apartment development with a density of 23 units/acre. The Planning Commission recommended denial to the City Council and the City Council denied the application. In reviewing this application, staff suggests that there are two primary questions to answer: 1. Is this the right location for an apartment development? 2. Assuming the location is appropriate, does the quality of the project further City goals? These two questions are explored below. Is this the right location for an apartment development? When considering this question, there are many aspects to consider including recent code changes, transportation infrastructure, neighboring land uses and balancing City objectives across the City. Each of these topics is addressed below. Recent Code Changes One consideration is that last year, the City amended the criteria to determine whether a property would be eligible to apply for the RM zone. Prior to this change, the subject property was not eligible to be rezoned to the RM zone. The recent code change made properties located on the west side of Redwood Road and within ½ mile of the Decker Lake or Redwood Junction light rail stations eligible to be rezoned to RM. The subject property is within ½ mile of both stations. While the property is eligible for RM zoning, the City may still deny requests for RM zoning. Transportation Infrastructure One of the other code changes made last year requires a traffic impact study prepared by a registered traffic engineer for projects with 100 or more dwelling units that are requesting RM zoning. The traffic impact study submitted by the applicant is included with this report. This study was done based on the concept plan from last year which included 320 units. The key findings from the traffic impact study were:  “All study intersections are currently operating at an acceptable LOS during the evening peak hour in existing (2020) background conditions.  All study intersections are anticipated to operate at an acceptable LOS during the evening peak hour with project traffic added.  All study intersections are anticipated to operate at an acceptable LOS during the evening peak hour in future (2025) background and plus project conditions.” Neighboring Land Use Neighboring uses that seem the most compatible with the proposed residential development include the E Gate Apartments and Decker Lake Park. The Decker Lake Youth Detention Facility and neighboring office space seem more compatible with the current General Plan designation of commercial/light manufacturing. Another land use consideration for the area is the number of existing or proposed apartments. The neighboring E Gate Apartments include 304 units and the Apartments at Decker Lake on the northeast corner of Decker Lake Dr. and 3100 S include 104 units. The City also recently approved a General Plan/zone change application for the property on the northwest corner of Decker Lake Dr. and 3100 S where 225 apartment units are proposed. Assuming the recently approved apartment development is constructed along with the project proposed on the subject property, there will be 919 units within ¼ mile of each other. Balancing City Objectives Across the City When reviewing a General Plan/zone change for apartments in a specific area of the City, the Commission should consider not only site-specific issues but citywide goals as well. Given the regular inquiries staff receives regarding apartment developments, it seems clear that apartments, if allowed, would be built just about anywhere in the City. However, doing so would preclude other important objectives from being accomplished and would put our housing stock out of balance. Therefore, deciding where to approve zoning for new apartment developments takes careful consideration of both area specific issues and citywide goals. Below are statements within the General Plan in quotations that highlight the need for a comprehensive view when considering a zone change for apartments along with commentary from staff:  “In areas where retail development is aging (at least 30 years old) and underperforming and where transit is readily accessible, consider the addition of some multi-family residential as part of a redevelopment strategy to add more retail demand.” This objective  was part of the reason for approving apartments on the old Kmart site on Redwood Road as well as the apartments at Valley Fair Mall.  “Maintain zoning in areas currently zoned for office or industrial development to allow opportunities for new commercial development.” This seems to be the part of the reason that a request for apartments on this site was denied in 2013.  “West Valley City should work to maintain at least one job for each person in the labor force within the City.”  “When considering rezone requests for high density residential development, the proximity to transit, the size of the project and the proposed level of quality (i.e. exterior and interior finishes and amenities) should be primary factors for evaluation along with other site-specific considerations.” The proposed level of quality is addressed later in this report.  “Redevelop blighted multi-family residential with higher density residential.” Examples of this would be the redevelopment that occurred on Harvey Street and in Fairbourne Station. There are other areas in the City where this approach will be needed. In summary, when considering where to approve apartment developments, the City should balance considering area specific issues which have already been discussed, providing retail support within retail areas, preserving land for job creating uses, raising the bar on the quality of new development, supporting transit and redeveloping blighted areas. This site has no neighboring retail, would consume land that could be used for job creating uses and is vacant or not needing redevelopment. The proposed level of quality is addressed later in this report. A residential use on this site would likely support transit to some degree. With that said, the proposed project is unique from other recently approved apartment developments in several ways. First, as seen in the table below, the density is significantly lower. Second, the building height is considerably lower. Third, as described later in this report, the proposed amenities are extensive and unique. Development Name Address Density Building (Units/Acre) Height Proposed Development 2892 S Decker Lake Dr. 17.8 2 stories Sage Valley 1770 W 4100 S 42.3 3 to 6 stories Residences at Fairbourne Station 2986 W Lehman Ave. 69.8 4 stories Valley Fair Apartments 2600 W 3800 S 72.1 3 to 5 stories Decker Lake Station Apartments 3078 S Decker Lake Dr. 80.6 5 to 7 stories Does the quality of the project further City goals? City Code requires requests for the RM zone to be accompanied with a development agreement proposal that addresses dwelling unit sizes, exterior materials, architecture, landscaping and project amenities. Each of these items is addressed below. Dwelling Unit Sizes The proposed project includes a mix of one, two, and three-bedroom units. The table below compares the proposed unit sizes with the minimum sizes required in the ordinance. Unit Type Number of Units Minimum Size from Proposed Size Ordinance (Sq. Ft.) (Sq. Ft.) 1-bedroom apartment 94 600 613 2-bedroom apartment 94 850 1,299 3-bedroom townhome 98 1,400 1,455 and 1,469 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 fiber cement siding and at least 20% stone. The fiber cement siding would comprise more than 60% of the exteriors, so a development agreement exception would be needed here without introducing a third material or using more stone. Architecture Staff conducted a preliminary review of the proposed architecture. Given the style of the buildings, the proposed roof pitch is 3:12. The minimum roof pitch in the code is 6:12 so the applicant is requesting an exception in the development agreement. The ordinance also requires each unit to have its own patio or balcony of at least 60 square feet. All units are labeled as having over 60 square feet of patio space in the form of porches. However, the two-bedroom units that are not on the building ends have a 4’ to 4½’ wide by just under 13’ deep space by the front door that is functionally too narrow for a patio without blocking the front door. Staff suggests a balcony on the back of the second floor to create a more functional outdoor space for these units. Landscaping Earlier this month, the City adopted updated standards for landscaping and recreation space for multi-unit residential developments. For projects under 20 units/acre, the minimum landscaping and recreation space percentage is 50%. The latest concept plan shows a total of 42%. Through a development agreement, a percentage less than 50% may be approved. If the Commission believes that the amount of landscaping and recreation space should not be reduced, this percentage could be increased by reducing the number of driveways to individual units, reducing the amount of parking, and/or reducing the number of units. Project Amenities As mentioned previously in this report, the proposed project amenities are unique and extensive and exceed the City’s requirements for amenities. For a project of this size, the ordinance requires five amenities. The proposed project includes 11 amenities listed in the ordinance: outdoor pool, courtyard, club house, fitness room, community game room, tot lot, outdoor fire pit, hot tub, walking/exercise trail, electric vehicle charging stations, and outdoor covered pavilion. In addition to the items listed in the ordinance, the project also includes a boulder cave, waterfall, lazy river, and water slide associated with the pool; a dog park; lawn gaming area; a hammock lounge; a bike maintenance station; and a 6’ vinyl fence around the perimeter except along Decker Lake Drive. The applicant is also offering to invest $540,000 in amenities to improve Decker Lake Park. Specific improvements proposed include 2 pickleball courts, a ropes tower, 4 picnic pavilions, and parking lot striping. Interior finishes and amenities include solid surface countertops, wood-style flooring, smart home technology (smart light switches, programmable smart thermostat, and smart door lock), 9’ ceilings on main floors; 96% efficient furnaces, low-flow toilets, and garages that are pre-wired for an electric vehicle charging station. Other Considerations Parking For parking, the ordinance requires 2 spaces per unit but allows the Planning Commission to reduce the amount of parking to 1.5 stalls per unit for one-bedroom units and 1.75 stalls per unit for two-bedroom units if the Commission finds that reducing the parking “is not detrimental to the surrounding areas and will enhance the proposed development”. The applicant is proposing to meet the required 2 stalls per unit and provide additional parking in the form of driveways for an additional 237 driveway stalls (overall 2.9 stalls per unit). While staff believes that a sufficient amount of parking is proposed, the distribution of parking can be improved. Some of the stacked apartment buildings don’t have all of the required parking within close proximity. If this application is approved, the parking distribution should be addressed as part of the conditional use review. Questions from Commissioners During the study meeting a few questions were raised by Commissioners that required additional research. One such question was the parking ratio at the E Gate Apartments. There are currently 520 parking stalls for 304 units at E Gate yielding a parking ratio of 1.7 stalls/unit. The property owner is currently working on adding 80 additional stalls that would increase the parking ratio to 2 stalls/unit. Another question raised dealt with existing rental townhome developments within the City and the calls for police service to these developments. There are three rental developments within the City listed in the table below that are exclusively townhomes. All three are deed-restricted developments, meaning they are income restricted to low-income households. Staff has requested calls for police service data from the Police Department for these three developments. Project Name Address # of Units Compass Townhomes 3306 W 3500 S 35 Compass Court 1484 W 3500 S 40 Westland Cove 2550 W 3500 S 40 Proposed Management Standards Staff sent the applicant several comments on the management standards proposed for the development agreement. At the time this report was created, staff had not received a reply from the applicant on these comments. Recommended changes to the management standards are listed below in staff alternative #1. Staff Alternatives: 1. Approval. This General Plan/zone change application should be approved subject to a development agreement that incorporates the standards proposed by the applicant with the following changes recommended by staff: a. With the exceptions of the amount of fiber cement siding requested by the applicant and the proposed roof pitch, the project shall meet the standards in Part 4 of Chapter 7-11 of the Zoning Ordinance. b. The management standards be modified in the following ways: i. Item 6 shall be modified to include a frequency of visits. ii. Item 21 shall be modified to state: “All parking shall be made available free of charge.” c. The total amount of landscaping and recreation space may be reduced to 42%. d. The two-bedroom units shall include a balcony on the back of the second floor. 2. Approval. This General Plan/zone change application should be approved subject to a development agreement that incorporates the standards in staff alternative #1 above with the following revision for item c: “The total amount of landscaping and recreation space shall be 50%.” 3. Continuance. 4. Denial. This application should be denied to preserve the land for job creating uses and to focus high density residential development in areas that accomplish more citywide objectives. Discussion: Steve Pastorik presented the application. Nate Ship, the applicant, spoke to the two alternatives for open space that Steve had addressed in his presentation. Mr. Ship pointed out the parking spaces that he could eliminate to add more open space and fulfill the requirement. He feels that having the extra parking available is more beneficial to future tenants than the open space. Commissioner McEwen asked Steve the proposed development could have parking for tenants only. Steve said this is private property, so that is an option. He stated that another option would be to reserve parking spots for each apartment/townhome. They would probably want extra parking for the tenants who have visitors. Commissioner McEwen said he drove by the Egate Apartments and noticed cars parked all over and in some cases in a fire lane. He does not want this problem to occur with the proposed development negatively impacting neighbors and nearby businesses. Steve explained that the Egate Apartments charge for parking, which could have caused some of the parking problems. He said they are working with the City to add more parking. In more recent development agreements, Steve stated that there is language in the management agreement to prevent developments charging for parking. Commissioner Winters feels that the applicant contributing to the improvement of Decker Lake Park is a good exchange for the lack of open space. Commissioner Lovato explained that he had recently attended a City Council meeting. There was an item on the agenda to rezone a parcel to accommodate an owner-operated, multi-family development. He stated during the hearing a Councilman said, if we are going to rezone the property for a new project, there needs to be something “special” developed there. The Council did not feel the proposed development was different enough to approve. Commissioner Lovato thinks that this proposal, which will also go before the Council, is not “special” enough to change the General Plan. Chair Meaders reopened public comment. Nate Ship presented a PowerPoint to the Commission. He explained how the proposed development fits the City’s General Plan. Mr. Ship said this development would be targeting business professionals with two incomes. The rent will be higher to draw in those who want to live there for the experience and lifestyle. Mr. Ship explained the density would be less than most developments to accommodate extra amenities. He explained wanting the tenants to feel like they are at a five-star resort, offering things such as a waterfall, lazy river, hot tub, fitness center, and more. Commissioner Lovato explained that they are looking for something similar to Fairbourne Station, with a pedestal or wrap type building that is more of an investment. He feels there isn’t a need to change the zoning for this proposal.  Mr. Ship stated he has put in a similar development in Draper at a smaller scale than the proposed development. He is willing to share information about that development if the Commission wants to view it. Motion: Commissioner Woodruff motioned to approve GPZ-3-2020 staff alternative 1, with the modification of item c stating 44%. Commissioner Fuller seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato No Chair Meaders Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Wood No Commissioner Winters Yes Majority – GPZ-3-2020 – Approved. GPZ-7-2021 Utah Auto Brokers 3229 S Redwood Road General plan change from low density residential to general commercial and zone change from R-1-12 to C-2 1.29 acres Thiago Ferreira, with Utah Auto Brokers, has submitted a General Plan/zone change application for two parcels totaling 1.29 acres located at 3229 S Redwood Rd. The parcels are currently zoned R-1-12 (single unit dwelling residential, minimum lot size 12,000 sq. ft.) with a General Plan designation of low density residential (3 to 4 units/acre). The proposed zone is C-2 (general commercial) and the proposed General Plan designation is general commercial. The surrounding zoning includes C-2 to the west, RM to the north, R-1-4 to the east, and R-1-12 to the south. Lester Street is adjacent to these two parcels on the east. Surrounding land uses include a Beto’s restaurant and an asphalt paving business to the west, the Vivante multi-family housing development to the north, and single unit dwellings to the east and south. The subject parcels include a single unit dwelling located on about 0.18 acres in the south-west corner, and the remainder of the property has been used as a construction equipment and supply yard for the adjacent asphalt paving business. In 1993 the property to the west was granted legal non-conforming status by the Board of Adjustment (BOA) for the asphalt paving use, which had been in  operation since the 1960’s. The BOA also granted an expansion of the non- conforming use onto the subject property. The area is generally not improved. A masonry wall was required and constructed along the eastern boundary of the property as a condition of the non-conforming use expansion. Included with this report is a letter and concept plan from the applicant describing the proposed use as well as reasons to support the application. The applicant is proposing to develop the subject property, as well as redevelop a majority of the adjacent property to the west, for a used auto sales complex. In the proposal, the existing restaurant along Redwood Road would remain, as well as an existing accessory storage building along the northern property line. There is also an existing single unit dwelling south of the Beto’s that would remain and be converted into a sales office. Four additional office buildings would be constructed throughout the site. The applicant plans to use one of the buildings, and the other four would be leased out to other auto sales businesses. Access to the property would be from Redwood Road. The existing access from Lester Street would be closed. During the study session the Planning Commission had a couple of comments/questions about this application. Staff spoke with the applicant after the meeting and those items are addressed below:  There was some concern about commercial zoning extending all the way to Lester Street. Some of the Commissioners asked if the applicant has considered doing single family dwellings along Lester Street. The applicant indicated that he has not considered this for a couple of reasons. First, he said that the cost of the land is such that developing for single unit dwellings does not make sense. He also said that residential real estate development is not something he is familiar with.  Another comment or concern was how well an auto sales use would do on a property with not much visibility or frontage on Redwood Road. The applicant indicated that while some visibility is important, their company’s auto sales generally stem from online activity. He said that online sales had already been increasing steadily over the past few years, and that the pandemic has only accelerated this. If the Planning Commission feels that a change in zoning is appropriate for this property, there are several site issues that staff recommends be addressed in a development agreement. These items have been included under staff alternative 1 below. Staff Alternatives: 1. Approval. This application should be approved subject to a development agreement that includes the following standards: a. The Redwood Road Streetscape shall be installed by the applicant along the entire frontage of the proposed project area, including in front of the existing single unit dwelling. b. The exteriors of the existing buildings that are to remain shall be painted and/or  repaired where needed. c. Additional right-of-way shall be dedicated to the City along Lester street to accommodate the installation of a 5’ park strip and 5’ sidewalk by the applicant, and the existing access shall be removed. Twenty feet of landscaping shall be installed next to the sidewalk and a 6’ masonry wall shall be installed adjacent to the landscaping along the entire eastern boundary. A gate shall be included in the masonry wall to allow for maintenance access for the landscaping. 2. Continuance. This application should be continued for reasons determined during the public hearing. 3. Denial. The R-1-12 zone and low density residential General Plan designation should remain. Discussion: Brock Anderson presented the application. He mentioned receiving two phone calls about this proposal. One call was a resident wanting more information about the proposed development and did not have any real concerns. The second call was from a resident concerned about the noise level and bright lighting that could come from a used auto sales complex. Brock explained that there is a lighting standard the applicant would need to meet. He stated the applicant is on the call and could address the speaker concerns. Chair Meaders asked if this item would need to come back to the Commission for a conditional use application. Brock said this is a permitted use, so it would not come back to the Commission. The proposal would require a staff review. Chair Meaders asked Brock if concerns with noise, lighting, and hours of operation are addressed during the staff review. Brock said lighting would be addressed at the permitted use stage. He said that hours of operation are not part of the review, but that the Commission could address hours of operation in the development agreement. Commissioner Winters said that the property to the north has a sidewalk that ends at the property line between them and the subject property. He assumed the sidewalk was put in after the masonry wall that currently exists. Brock said that is correct, and that the subject property would need to connect into that existing sidewalk along Lester Street. Thiago Ferreira, the applicant, wanted to address the concern about the potential lighting and noise disturbance. Mr. Ferreira explained this would be a smaller business, and they would not have an intercom or speakers. He explained the lighting as a spotlight that would aim down on the cars and not onto any adjacent properties. Commissioner Woodruff did not see an advantage in pushing the commercial zone to Lester Street. He stated there is a lot of underutilized commercial  property along Redwood Road, which would be a better fit for this business. Commissioner Woodruff would like to keep the residential zoning for the subject property. Commissioner Fuller agreed with Commissioner Woodruff, but also wondered if anyone would really be interested in purchasing the property and developing it for single family homes. Commissioner Winters was more open to the proposal. He felt that the addition of park strip, sidewalk, landscaping, and a new masonry wall along Lester Street, as well as development on the subject property would be more appealing to the residents than what currently exists. Motion: Commissioner Winters motioned to approve GPZ-7-2021 subject to a development agreement including the three standards outlined in the staff report. Motion fails due to a lack of a second. 2nd Motion: Commissioner Woodruff motioned for denial of GPZ-7-2021. The R-1-12 zone and low density residential General Plan designation should remain. Commissioner Lovato seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders No Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Wood Yes Commissioner Winters No Majority – GPZ-7-2021 – Denied. GPZ-8-2021 Randy Moore 7147 W Parkway Blvd. General plan change from community use to medium density residential and zone change from A to RM 6.72 acres The applicant, Randy Moore, submitted a complete application by the application deadline. However, after receiving staff input on the application, Mr. Moore decided to revise his proposal and has requested that his application be continued until the Planning Commission meeting on May 12th. Staff Alternative: 1. Continuance. At the applicant’s request, this application should be continued to the Planning Commission meeting on May 12th. Discussion: Where this agenda item had been noticed, Chair Meaders opened public comment. Robert Goodick, a neighbor to the subject property, feels this proposal has a density that is too high for this location. Mr. Goodick said there are already too many high-density multi-family developments in the area, and he would like to preserve this land for single-family homes. Melissa Post, Mark Anderson, and Darrel Wright, residents, all agree with Mr. Goodick. Mr. Wright said the high-density developments in the area have already created an increase in traffic, making travel difficult. Motion: Commissioner Lovato motioned to continue GPZ-8-2021 to the Planning Commission meeting on May 12th. Commissioner Fuller seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Wood Yes Commissioner Winters Yes Unanimous – GPZ-8-2021 – Continued. S-2-2021 Weston Field Subdivision – Preliminary Plat 6840 West 4100 South R-1-8 Zone 20 Lots & 1 Parcel 6.4 Acres 3.1 U/A BACKGROUND: Mr. Shaun Johnson is requesting preliminary approval for the Weston Field Subdivision. The subdivision will also amend lots 309-312 of the Brookfield Phase 3 Subdivision and lot 1107 of the Brookfield Phase 11 Subdivision. The subdivision is located on the south side of 4100 South at approximately 6840 West. It is bordered on the east by the various phases of the Brookfield Subdivision and the north by 4100 South. Property to the south and west is owned by Northrop Grumman. The Union Pacific Railroad is located adjacent to the subdivision on the south as well. STAFF/AGENCY COMMENTS: Public Works: Authorization required of ditch/water users for any abandonment, relocation, piping or any other modification to existing ditches or irrigation systems. Soils report will be required prior to final plat review. Evaluate concerns related to grading and drainage. Property slopes downward from south to north. Individual lot grading plans may be required for certain lots as may be determined by the grading and drainage plan. Will need to coordinate Parcel A as the subdivision continues through the review process. 6-foot masonry wall to be constructed along 4100 South. Contact Salt Lake County for approval regarding street names and subdivision name. Installation of fencing along railroad per City Ordinance. All streets shall meet City standards related to curb, gutter, sidewalk and asphalt. Connections to existing streets not meeting the City’s current right-of-way width shall be modified to meet the 54-foot right-of-way. Building Division: Soils report will be required prior to final plat review. Question if the existing fire break will be installed on the west of the subdivision. Utility Companies:  Standard Utility Easements required. Granger Hunter Improvement District: Developer will need to coordinate all matters regarding water and sewer services. Fire Department: Project to meet all fire codes relating to this type of development. Hydrants to be shown on plat. ISSUES: To address the many issues related to this subdivision, staff would like to focus on the following: Overall Subdivision design: The subdivision consists of 20 lots on 6.4 acres. This equates to an overall density of 3.1 units per acre. Lot sizes range from 8,000 square feet to 11,118 square feet. The average lot size has been calculated at 8,775 square feet. The subdivision design and street pattern takes advantage of the existing stub street to the east and will provide two stub streets to the west for future development. Due to the locations of these streets and the corresponding lot patterns, lot depths in some locations are rather shallow. Staff has been working with the developer and future builder regarding setbacks and home designs. The subdivision is amending certain lots in the Brookfield Subdivision to the east. The reason these lots are being incorporated into the subdivision is to resolve boundary issues regarding the existing fence. Rather than remove fences that have been in place for over 30 years, the developer is willing to give up a few feet of property so the fences can stay. Incorporating these lots into the subdivision would be easier than individual boundary agreements with each of those property owners. These owners have been contacted and agree to them being incorporated into the subdivision plat. Access: Access to the subdivision will be gained from an existing street in the Brookfield Subdivision to the east. For the first phase, the subdivision is planned to only have 20 lots. The Fire Code allows you to have 30 homes on a single point of access. The proposed subdivision will provide additional access points to the west for future development. The street cross section will meet today’s 54-foot right-of-way standard. However, as streets in the Brookfield Subdivision to the east were not constructed to the standards that are used today, there will be slight transition to make this connection work. This will be coordinated with the City’s Engineering Division.  All new streets will be dedicated and improved to the City’s standard 54-foot right-of-way. This cross section includes a 5-foot sidewalk and 5-foot parkstrip. The street network in this phase as well as future phases will follow this same standard. Dedication and improvements along 4100 South will also be required per City ordinance. Grading/Drainage: The proposed subdivision slopes downward approximately 30 feet from the railroad to 4100 South. However, the drop is over a distance of approximately 900 feet. To address the grade difference between lots, individual lot grading plans may be required prior to the issuance of a building permit. Individual lot retention will be required to help alleviate potential runoff problems from one lot to the next. The City Engineering Division will thoroughly review the grading and drainage plans as the subdivision moves through the review process. Should there be problems or concerns with regards to existing or proposed grades, staff will address these with the developer and builder during final plat review. During the course of final plat review, the engineering office will work with the developers engineer to understand how the site will be contoured and what retaining methods if any, will be used to ensure slope stability between residences. Parcel A is shown as a detention basin. Staff is recommending that the developer and Engineering Division see if there is a way to avoid the basin altogether. These basins are difficult to maintain and are generally and eyesore in the subdivision. If on site retention is being done and other low impact development options are available, staff would like to see those explored. Groundwater: There has been no new development in this area since the Brookfield subdivision was developed in the late 80’s and early 90’s. There are no indications in those subdivisions of any groundwater. In addition, groundwater was not encountered in the Park Vista Subdivision to the north of 4100 South to a depth of 11 feet. However, in order to determine if basements will be allowed a ground water investigation will be needed and required as part of the final plat application. Fencing: The west boundary of the subdivision is adjacent to agriculturally zoned property. City ordinance will require a 6-foot chain link fence to be installed along these parcels. However, since property to the west is currently being considered for a rezone to the RE zone (if approved by the City Council), staff would not require fencing with this phase, but will with future phases to the west as they would be adjacent to the A zone.  Zoning Ordinance requires a 6’ tall masonry wall for double frontage lots with a rear yard adjacent to arterial streets. Since the City recently installed a consistent style masonry wall along 4100 South between Bangerter Highway and 5460 West, staff recommends the same style of masonry wall be installed for this subdivision. Railroad: An existing rail line is located at the south boundary of the subdivision. While developing the Park Vista Subdivision to the north of 4100 South, a letter was submitted to the City when that property was proposed for rezoning. The letter expressed concerns by Union Pacific about new residential development near the rail line. Primarily, the concerns are noise, vibration, trespassing along the railroad etc. Staff has conveyed this information to the developer. Although these concerns are valid, there is nothing that would prohibit residential development from locating here. Staff will recommend that a note be placed on the plat similar to what the City requires for agricultural properties. This note will simply identify this area as being next to an active rail line and that there may be noises, vibrations etc., that could affect residential living. Overpressure Zone: The proposed subdivision is located in the outer ring of the overpressure zone. City ordinance will require that certain construction standards, specifically special windows be installed on all new dwellings. This condition will be addressed with the building permit for all single-family dwellings. STAFF ALTERNATIVES: A. Grant preliminary approval for the Weston Field Subdivision subject to the following conditions: 1. That the subdivision be subject to setbacks provided in the recorded development - agreement. 2. That the developer contact the Salt Lake County Auditor’s Office regarding the subdivision name and all street names associated with the development. 3. That compliance be made with Granger Hunter Improvement District, i.e., water line extensions, connections, water rights and fire protection. The developer shall resolve all matters pertaining to these services prior to final plat review. 4. That the developer coordinate all matters associated with irrigation or open ditch systems with the City Engineering Division. 5. That all streets be dedicated and improved to a 54-foot half width and constructed in accordance with plans and profiles approved by the City Engineering Division. Where new streets connect with existing streets not built to current standards, the appropriate transition shall occur. 4100 South shall be dedicated and improved with City standards.  6. That the developer submit a soils report prior to final plat review. Said report shall explore ground water depths. Said report shall be reviewed by the City Engineer and Building Official. 7. That the developer provide a detailed grading and drainage plan. Said grading plan shall identify areas of concern with regards to existing slopes. The grading plan will need to illustrate how the site will be contoured and what retaining methods if any, will be used to ensure slope stability. Measures shall be taken early on to eliminate potential grading problems between lots. These plans will need to be reviewed and approved by the City Engineering Division during final plat review. In addition, staff is recommending that discussions take place to determine if Parcel A is really needed or if other drainage methods could be implemented to avoid Parcel A altogether. 8. That the required 6-foot chain link fence be installed along agriculturally zoned property in future phases. 9. That a note be placed on the final plat indicating that this subdivision is located next to an active Railroad and that noise, vibration and hours of operation will be potential impact to residents. 10. That a 6-foot solid concrete masonry wall be installed along 4100 South. Said wall design and color will be reviewed during final plat review but will need to match the masonry wall installed by the City along 4100 South between Bangerter Highway and 5460 West. 11. That new homes comply with provisions of the Overpressure Zone. B. Continue the application to address issues raised by the Planning Commission. Discussion: Steve Lehman presented the application. Shaun Johnson, the applicant, did not have anything to add to Steve’s presentation. He said that he is available to answer any questions. Melissa Post, a resident, asked why the subject property could not keep the RE zoning. Mrs. Post is concerned about the possible increase in traffic on 4100 South, where she is already having trouble turning left out of her neighborhood. She explained that her neighborhood is no longer a rural, quiet place to live. Steve Lehman clarified that the subject property is zoned R-1-8, and the applicant can develop according to those standards. Steve said they would be required to build to the current City standard, a 2000 square foot rambler on the main level and 3000 square feet if it is a multi-level or two-story development. Melissa Post asked if they will be making any improvements to 4100 South. Steve explained the right of way would be improved with curb, gutter and sidewalk, and there will be a six-foot masonry wall added, similar to the wall Ivory Homes installed on the north side of 4100 South. Melissa was happy to hear that a masonry wall instead of a chain-link fence with  slats would be built. Motion: Commissioner Fuller motioned to approve S-2-2021 based on the 11 conditions in the staff report. Commissioner Lovato seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Wood Yes Commissioner Winters Yes Unanimous – S-2-2021 – Approved. C-7-2021 Cabco RV Storage 2518 S. Anna Caroline Dr. M zone, 1.92 acres The applicant, Furst Construction, is requesting conditional use approval for outside RV storage at 2518 S. Anna Caroline Dr. The zoning for this property is M, Manufacturing and the General Plan designation is General Commercial. The surrounding zone is LI/Light Industrial to the north, M/Manufacturing to the east and west and RM/multi unit residential to the south across the Riter Canal. The surrounding uses include vacant UDOT land to the north, a Pacificorp facility to the west, the Cabco Storage Units to the east and Sagegate residential to the south. The proposal is to expand the existing Cabco storage use to this west lot and provide open RV storage. The primary use will be RV’s or possibly boat storage and they would not permit other outdoor material or equipment storage or inoperable/salvage vehicle uses etc. There will be no buildings or structures on the property, it will all be open storage. The entire lot will be paved and secured with an 8’ masonry wall and access gate. Landscaping will be provided along Anna Caroline that includes a rock or grass parkstrip with trees. There will also be landscaping in the 20’ setback on the site that is similar to the east side. One tree every 30’ with lawn and then shrubs along the base of the screen wall. A stamped concrete park strip is not required at this location. Additional landscaping will be provided along the south side of the site with a minimum width of 5’ and 1 tree every 30’ to provide an additional buffer to the adjacent residential uses that are on the other side of the Riter Canal. The overall site must have a minimum of 5% of landscaping. Staff Alternatives Approval subject to any issues raised at the public hearing as well as the following conditions: 1. The site shall be constructed per the approved plans which include the following: a) An 8’ masonry wall shall be constructed along the entire site with colored block and accent details. b) Trees are required in the parkstrip with rock or lawn. c) Landscaping is required in the 20’ setback on east side of the site with 1 tree every 30’ and shrubs along the base of the wall. d) A minimum of 5’ of landscaping shall be installed along the south side of the site with 1 tree every 30’. e) Asphalt or concrete pavement surfacing is required throughout the storage area. 2. The approved use is RV or boat storage only. No bulk material or equipment storage or inoperable/salvage vehicle uses etc. 3. Must meet requirements of all affected departments and agencies. 4. 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 application. Bob Furstenau, the applicant, explained that he intends on putting in an eight-foot masonry wall. He will also be adding LED lighting for security purposes. Motion: Commissioner Lovato motioned to approve C-7-2021 subject to the four staff alternatives. Commissioner Wood seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Woodruff Yes Commissioner McEwen Yes  Commissioner Wood Yes Commissioner Winters Yes Unanimous – C-7-2021 – Approved. C-8-2021 Mister Carwash 2055 W. 3500 S. C-2 zone, 1.78 acres The applicant, Terraform Companies, LLC, representing Mister Carwash, is requesting conditional use approval for a tunnel carwash facility at 2055 W. 3500 S. The zoning for this property is C-2, General Commercial and the General Plan designation is General Commercial. The surrounding zone is C-2 to the north, south and east, with A, agricultural and R-1-8, single unit residential 8,000 sqft lot min, to the west. The surrounding uses include automotive to the north (Pep Boys) and east (Audio One) Office/warehouse to the south (KDA Condos) and residential to the west. The site was previously Kowloon Café and the proposal includes demolition of that building and then reconstruction of a 6,554 square foot building that will contain a tunnel carwash. The building will be constructed of split face block and stucco and will utilize steel canopies and metal panels as accent features. The building must comply with the Commercial Design Standards including all building materials and masonry requirements. The typical hours of operation for this use are 7:30 am – 8:00 pm, Monday – Saturday and 8:00 am – 6:00 pm on Sundays. There will be between two to five employees on site to assist customers. This parcel is adjacent to residential uses on one side (west) so the site has been designed with that in mind. There will be vacuum stalls in addition to the tunnel carwash facility and those will be located on the east side of the building to keep them away from the adjacent residential uses. A masonry wall is required along that west setback and the wall must be 6’ tall, measured from the grade of the higher lot. Staff has worked with the applicant and contacted UDOT to ensure that the layout of the facility and the traffic flow works along 3500 South. Stacking and access has been designed to minimize the traffic flow/curb cuts and the frontage will also be redesigned to comply with 7-10, Landscaping on High Image Arterials for 3500 South. A monument sign is proposed for this site. The design is required to meet the Title 11 standards and the base will be constructed of masonry to match the building. Additional signage is proposed on the walls of the building as well. There will be a dumpster provided for this building that will be located within a 6’ masonry enclosure that is constructed to match the building. 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. 2. The site shall be landscaped per the approved plans including the frontage along 3500 South. 3. A 6’ masonry wall must be located adjacent to residential zones/uses and the height shall be measured from the grade of the higher lot. 4. The dumpster shall be a minimum of 20’ to residential uses and must be completely screened and secured with a 6’ masonry enclosure that matches the building. 5. All mechanical equipment on site must be properly screened and the enclosures must be designed to match the primary carwash building. 6. All signage must comply with the West Valley City Sign Ordinance. 7. Must meet requirements of all affected departments and agencies, including but not limited to UDOT. 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 the application. Elliott Smith, the applicant, said he did not have anything to add to Jody’s presentation, however, is available to answer any questions. Motion: Commissioner Winters motioned to approve C-8-2021 subject to the eight staff alternatives. Commissioner Lovato seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Woodruff Yes Commissioner McEwen Yes  Commissioner Wood Yes Commissioner Winters Yes Unanimous – C-8-2021 – Approved. PLANNING COMMISSION BUSINESS Approval of Minutes from March 3, 2021, Study Meeting Approval of Minutes from March 10, 2021, Regular Meeting Motion: Commissioner Winters approved both sets of minutes. Commissioner Woodruff seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Wood Yes Commissioner Winters Yes Unanimous – March 3, 2021 and March 10, 2021 Meeting Minutes – Approved. There being no further business, the meeting adjourned at 5:30 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant