Planning Commission Public Hearing

WEST VALLEY CITY PLANNING COMMISSION MINUTES October 13, 2021 The meeting was called to order at 4:00 p.m. by Chair Meaders in the City Council Chambers at West Valley City Hall 3600 Constitution Boulevard, West Valley City, UT 84119, and using Zoom at https://zoom.us/j/95328405803. WEST VALLEY CITY PLANNING COMMISSION MEMBERS David McEwen, Clover Meaders, Brent Fuller, Mathew Lovato, Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff ABSENT David McEwen, Darrick Porter, and Cindy Wood WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Steve Lehman, Brock Anderson, Jody Knapp, and Kirsten Hunt WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill AUDIENCE There were 5 people in the audience. S-4-2021 Han Subdivision 3734 South 3200 West RS Zone 15 Lots 4.4 Acres 3.4 U/A BACKGROUND Trevor Price, representing the property owner is requesting preliminary approval for the Han Subdivision. The subdivision was rezoned in April 2021 from the A zone to the RS (Residential Sustainability Zone). As part of the rezone, a development agreement was approved by the Planning Commission and City Council. 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. Concerns related to tail water exiting property to the south.  Revisions to plat are required.  Will need to coordinate the connection and transition from 3200 West. Will need to shift the new road to the south to avoid creating a protection strip. The southern portion of the intersection can be stamped colored concrete.  Follow recommendations outlined in the soils report.  Provided recommendations regarding storm water retention and collection system  to be in compliance with LID (Low Impact Development) requirements. Will continue to work with the applicant to develop the best plan for this site. Building Inspections:  Follow recommendations in the soils report. ISSUES:  The applicant is requesting preliminary subdivision approval for the Han Subdivision. This is the first residential sustainability subdivision staff has processed. This zone was established to allow lots of 8,000 square feet but would require home builders to build homes with high energy efficiency and low water use.  The subdivision will consist of 15 lots on approximately 4.4 acres. This equates to an overall density of 3.4 units per acre. Lot sizes range from 8,003 to 12,680 square feet. The average in the subdivision is approximately 8,700 square feet. Some of the unique requirements of the RS zone are as follows: o A solar system capable of generating power for the entire home. o Increase the R value of all insulation for the home. o Tankless water heater. o Electric car charger to be located inside the garage. o WaterSense fixtures to be used for all water sources. o Exterior of the home will have 80% brick o Roof of each home will have an 8:12 roof pitch o Special consideration for yard landscaping to reduce water consumption. There are also interior requirements that builders will incorporate into the dwelling that will upgrade and improve the overall quality of the dwelling.  Access to the subdivision will be gained from 3200 West. The subdivision will be served by one road which terminates at the south end with a cul-de-sac. The street serving this development will be dedicated and improved to a 54-foot half width including curb, gutter, sidewalk and parkstrip. The preliminary plat shows a gap along the south side of approximately 8 feet between the road and adjacent property to the south. By default, this creates a protection strip which is not allowed by City ordinance. Staff is recommending that the right-of-way shift to the south to abut the adjacent property. The intersection at 3200 West would be redesigned to accommodate the new alignment. There would be a small section at the southeast corner of the intersection that would be stamped concrete to accommodate this change. There is an additional benefit of shifting the road to the south which is that the lots along the north side of the main road would increase in size by approximately 650 square feet.  The subject property has been vacant for years. Staff does not believe it has actively been  irrigated for quite some time. The developer will coordinate any irrigation issues that may be part of this property with the Engineering Division.  The applicant has submitted a soils report which indicated that groundwater was encountered at depths ranging from 6.5 to 9.5 feet. City ordinance requires that the lowest floor slab is to be 3 feet about the high water table. Lots in the cul-de-sac will have a more shallow basement, but as you move northward, lots should be able to have a more typical basement depth.  The subdivision contains a small parcel to manage storm water runoff. Based on new federal regulations for Low Impact Development (LID), storm water is to be treated differently than what we’ve done previously. The goal of LID is to mimic natural processes such as infiltration, filtration, storage by focusing on conservation and use of on site features and stormwater management practices. The site is to contain the 80th percentile storm event with the remaining 20 percent allowed to leave the site.  The City Engineering Division has suggested eliminating the pond with the LID volume being stored under the sidewalk or in a smaller parcel behind the sidewalk using an underground storage system like stormtech or similar. This would eliminate the problems associated with standing water and could allow what is being shown as Parcel A to be absorbed into the adjacent lot. The City would require an easement to manage the storm water from the street.  The storm water retention issue is pretty fluid at this point, and a final determination has yet to be made. Staff and the City Engineering Division will continue to work with the developer and their engineer to come up with a solution that works for the conditions of the subdivision and to meet LID requirements.  The subdivision borders certain properties to the east that are still zoned A. City ordinance will require that a 6-foot chain link fence be installed along those boundaries. STAFF ALTERNATIVES: A. Grant preliminary subdivision approval for the Han Subdivision 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. That recommendations outlined in the soils report be followed. 4. That street dedication and improvements be in accordance with plan and profiles  approved by the City Engineering Division. 5. That all matters pertaining to any existing irrigation system be addressed with the Public Works Department and water users as outlined in the analysis. 6. That the developer resolve all staff and agency concerns. 7. That this subdivision comply with all provisions of the development agreement including all provisions of the RS zone. 8. That a 6-foot non-climbable chain link fence be installed adjacent to agricultural zoned properties. 9. That the east/west road be shifted to the south to abut the adjoining property, thus eliminating a protection strip. 10. That the developer continue to work with the City Engineering Division regarding a solution to the LID requirements. B. Continuation to address issues raised during the public hearing. Discussion: Steve Lehman presented the application. He explained that this would be the first subdivision developed within the RS zone, and he reviewed some of the requirements of that zone. Steve said that 3200 West is a dedicated right-of-way that will need to be shifted to the south, eliminating a protection strip not allowed by the City ordinance. He noted that new federal guidelines require 80% of stormwater to be held on the subject property. Steve explained that the developer has been working with staff, Public Works, and Engineering to resolve this issue through an underground system. Trevor Price, representing the property owner, addressed the Commission. Mr. Price thanked Steve, and he said that they have taken those comments from Public works, Engineering, and Planning and Zoning and have adjusted that roadway so the protection strip will be eliminated. Mr. Price explained that Lot 15 would be combined with the adjacent lot containing the surface water. He said the property owner would maintain that area, and they will be putting in underground chambers for the stormwater. Motion: Commissioner Winters motioned to approve S-4-2021 subject to the ten staff alternatives. Commissioner Fuller seconded the motion.  Vote: Commissioner Fuller Yes Commissioner Winters Yes Commissioner Lovato Yes Chairperson Meaders Yes Commissioner Woodruff Yes Unanimously – S-4-2021 – Approved C-20-2021 Sansone Group - 2215 South Industrial 2215 South 7200 West M Zone (18.09 Acres) The applicant, Sansone Group, is requesting a conditional use for a warehouse facility at 2215 South 7200 West. This property is zoned M, Manufacturing, and the West Valley City General Plan designates this area as Heavy Manufacturing. The surrounding zones are (M), Manufacturing including the property to the west, which is located within Magna. The surrounding uses are Mountain West Trucking to the south, Pull-N-Save to the south and east, excavating and sand/gravel uses to the north (including Kilgore). The following request is for approval of a warehouse building. The development will consist of one 328,000 sqft building that could potentially be divided into four tenants. The building will be constructed of tilt up concrete panels that will be painted with a variety of gray tones. 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 all sides of the building for added detail. This facility is not required to meet the Commercial Design Standards due to the use being limited to a manufacturing zone. These facilities typically also include some office areas so the uses/tenant mix will be monitored as building permits and business licenses are submitted and the parking will be evaluated periodically to ensure that the site is in compliance. The required landscaping for this site is a minimum of 5%. The plan currently indicates there is approximately 20% however, that calculation also includes a large retention pond and drainage area on the west side of the overall site. The 5% area must be improved and irrigated landscaping so that will be updated as part of the plan review to ensure that requirement is being met. The current design of the retention and open drainage channel were originally developed with the previous use that was approved in 2012 for Teancum under C-45-12. The topography of this area is very flat and Public Works has indicated that the open channel design is preferred at this time due to this topography as well as maintenance issues with this sort of system. The right-of-way width for 7200 West is currently 80’ however this area is part of the 2050 Regional Transportation Plan and does have the potential to be further improved in the future (86’ ROW with bike lanes, etc.). Therefore, there is a delay agreement for formal improvements that is being coordinated through Public Works and the formal landscaping is requested to be installed behind the retention pond adjacent to the parking areas. The area is approximately 146’ with landscaping along a 10’ strip. That landscaping needs to include 1 tree every 30’ and 50% live plant material not including tree canopies. The landscaped areas along the north and east sides of the site must be a minimum of 5’ in width with 1 tree every 60’ and 50% live plant material not including tree canopies. The southern boundary includes the truck parking areas and the drainage ditch/easement. Therefore, the applicant has requested to not formally landscape this area and will just maintain the natural vegetation in the drainage area. Additional landscaping will also be added throughout the parking areas and along the building to satisfy the minimum landscaping requirements outlined in the City Code. 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. Outside storage has not been requested at this time and all dumpster areas must be screened or designed in accordance with the standards in 7-2-118. Staff Alternatives: Approval, subject to the resolution of any issues raised at the public hearing and the following conditions. 1) The building must be constructed per the approved plans. This shall include relief in the façade and roof lines as indicated on the submitted renderings and elevations. 2) There must be adequate parking on site for the proposed tenant mix. 3) There shall be a minimum of 5% landscaping (improved and irrigated) throughout the site including the following: a. Formal landscaping is not required directly along the 7200 West retention/drainage area but there shall be a minimum of 10’ of improved landscaping along the improved parking area with 1 tree every 30’ and 50% live plant material not including tree canopies. b. A minimum of 5’ of landscaping with 1 tree every 60’ and 50% live plant material not including tree canopies is required along the north and east side of the property. c. The south side setback contains the drainage ditch/easement. Therefore, no formal landscaping is required in this area and it shall be maintained as natural vegetation. 4) All drainage areas shall be maintained free of garbage and weeds. 5) All signage must comply with the requirements set forth in the West Valley City Sign Ordinance and require a building permit prior to installation. 6) All dumpster locations and mechanical equipment on site must be properly screened. 7) Must meet requirements of all effected 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 the application. She stated that the applicant is proposing a 10-foot strip of landscaping behind the retention pond. During the study meeting last week, the Commission seemed to recommend the 10-foot landscaping strip and the addition of one tree every 30 feet. Jody explained that the north and west of the property would be treated as a parking lot, requiring a 5-foot landscape strip with one tree every 60 feet. On the south side, where the truck court is being proposed, the applicant proposes leaving it with natural vegetation. Commissioner Winters asked if there were any parameters for the natural vegetation. Jody said that area would need to be free of debris and mowed down; however, there will not be a formal landscape requirement. Commissioner Lovato pointed out that the sign depicted in the site photographs did not seem within code and asked if the applicant had any plans for signage. Jody stated that the applicant left the area for signage blank on the application, so she is not aware of anything other than wall signs. She said that she would follow up with the applicant. Commissioner Lovato wondered if the bump-outs in the parking lot on the site plan are required or part of the 5% needed landscaping. Jody explained that the general parking lot requirement is 15 sq. ft. per parking stall. However, this is a large building, and it looks better to break it up a bit more. Any landscaping proposed over the parking lot requirement is part of the 5% landscaping for the M zone. Michelle Krogius, the applicant, addressed the Commission. She said their current plans include wall signs, but if they want to add a monument sign, they will apply for a conditional use. Motion: Commissioner Lovato motioned to approve C-20-2021 subject to the seven staff alternatives. Commissioner Fuller seconded the motion. Vote: Commissioner Fuller Yes Commissioner Winters Yes Commissioner Lovato Yes Chairperson Meaders Yes Commissioner Woodruff Yes  Unanimously – C-20-2021 – Approved CA-9-2021 Intermountain Bobcat Expansion (Outside Storage) 2129 S. Technology Park Way M Zone (1.08 acres) The applicant, Tom Stuart Construction, representing Intermountain Bobcat, is requesting a conditional use amendment for outside storage at 2129 S. Technology Park Way. This property is zoned M, manufacturing and the West Valley City General Plan designates this area as light manufacturing. The surrounding zone is M, manufacturing on all sides. The surrounding uses include light industrial/outside storage to the east (Rasmussen Equipment), storage units to the south and office/medical technology uses to the west. This site was originally developed for Intermountain Bobcat in 2011 (C-6-11). The approval was for the northern part of the site and included an office, display areas and service with outside storage on the eastern portion of the site. The property was to be improved per the attached plans including the landscaping for High Image Arterials along 2100 South. At this time they would like to expand the outside storage portion to the south. The improvements would include a crushed limestone/gravel surface similar to the existing outside storage area. The storage will be screened from public view with a six-foot chainlink fence with slats. The landscaping along the frontage will be improved and the sidewalk connection will be installed. There is currently a loading ramp/dock located within this area and several other structures. The Building Department has indicated permits are required for these structures and will work with the applicant to get the appropriate approvals. The applicant noted that the area between the existing chainlink fence and the area to be landscaped will remain unused/undeveloped. However, Staff recommends that since the loading ramp and maneuvering area is located within this section it is being used so it should be improved and re-designed so it is also screened or relocated within the storage yard. That would allow for flexibility of uses like the remaining site and then the area would be screened and kept maintained free of weeds, etc. The existing site and landscaping will remain as originally approved and the landscaping will be updated and maintained to comply with the original approval. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. The approved use for this application is expansion of outside storage. 2. The outside storage area must be surfaced with gravel/limestone and shall be maintained free of weeds throughout the site.  3. Outside storage is only permitted in areas behind the fencing and must be screened from public view. 4. The (un)loading ramp and equipment maneuvering area shall be relocated and incorporated into the storage area or redesigned at its current location so it is improved and screened from public view. 5. The existing landscaping on site must be maintained and improved per the original plans. 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. Discussion: Jody Knapp presented the application. Chad Randle, the applicant, joined the meeting via Zoom. He did not have anything to add to Jody’s presentation. Motion: Commissioner Fuller motioned to approve CA-9-2021 subject to the seven staff alternatives. Commissioner Lovato seconded the motion. Vote: Commissioner Fuller Yes Commissioner Winters Yes Commissioner Lovato Yes Chairperson Meaders Yes Commissioner Woodruff Yes Unanimously – CA-9-2021 – Approved CA-10-2021 Scott Machinery Expansion (Outside Storage) 2187 S. Technology Park Way M Zone (.44 acres) The applicant, Tom Stuart Construction, representing Scott Machinery, is requesting a conditional use amendment for outside storage at 2187 S. Technology Park Way. This property is zoned M, manufacturing and the West Valley City General Plan designates this area as light manufacturing. The surrounding zone is M, manufacturing on all sides. The surrounding uses include light industrial/outside storage to the east (Rasmussen Equipment), storage units to the north and south and office/medical technology uses to the west. This site is currently under construction and was approved as a permitted use in 2020 for an office/warehouse spec building for Scott Machinery (PR-2-20). There is a tenant interested in the space that repairs, rents and sells specialized equipment but also needs some outside storage space. Therefore, they are proposing to add a gravel area behind the building that will primarily be used to unload and load equipment, especially equipment with steel tracks. That equipment will remain in the storage yard until it is either sold, repaired, or rented. The storage area will be located on the east side of the site, behind the building, and is not visible from public view. No storage will be allowed in the parking areas in front of the building. The other portions of the site and landscaping will be improved per the original plans. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. The approved use for this application is outside storage. 2. The outside storage area must be surfaced with gravel and shall be maintained free of weeds. 3. Outside storage is only permitted in areas behind the building where it is screened from public view. 4. The site and landscaping must be improved per the original plans. 5. Must meet the requirements of all affected departments and agencies. 6. 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. Chad Randle, the applicant, joined the meeting via Zoom. He did not have anything to add to Jody’s presentation. Motion: Commissioner Lovato motioned to approve CA-10-2021 subject to the six staff alternatives. Commissioner Winters seconded the motion. Vote: Commissioner Fuller Yes Commissioner Winters Yes Commissioner Lovato Yes Chairperson Meaders Yes  Commissioner Woodruff Yes Unanimously – CA-10-2021 – Approved PLANNING COMMISSION BUSINESS Approval of Minutes from August 18, 2021 Study Meeting Approval of Minutes from August 25, 2021 Regular Meeting Approval of Minutes from September 1, 2021 Study Meeting Approval of Minutes from September 8, 2021 Regular Meeting Motion: Commissioner Winters motioned to approve the Minutes from August 18, 2021; August 25, 2021; September 1, 2021 and September 8, 2021. Commissioner Woodruff seconded the motion. Vote: Commissioner Fuller Yes Commissioner Winters Yes Commissioner Lovato Yes Chairperson Meaders Yes Commissioner Woodruff Yes Unanimously – Meeting Minutes – Approved There being no further business, the meeting adjourned at 4:27 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant