Planning Commission Public Hearing

MINUTES OF THE WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING MAY 14, 2025 THE WEST VALLEY CITY PLANNING COMMISSION MET IN REGULAR SESSION ON WEDNESDAY, MAY 14, 2025 AT 4:00 PM IN WEST VALLEY CITY HALL, 3600 CONSTITUTION BLVD, WEST VALLEY CITY, UTAH. THE MEETING WAS CALLED TO ORDER AND CONDUCTED BY CHAIR MATHEW LOVATO. THE FOLLOWING MEMBERS WERE PRESENT: Mathew Lovato, Chair Martell Winters, Vice Chair Darrick Porter, Commissioner Nancy Drozdek, Commissioner Rob Durfee, Commissioner Pauline Matagi, Commissioner PLANNING DIVISION STAFF PRESENT: Steve Pastorik, CD Director Brock Anderson, P&Z Senior Planner Jody Knapp, P&Z Zoning Administrator Steve Lehman, P&Z Planning Manager Julie Davis, P&Z Administrative Assistant LEGAL DEPARTMENT: Brandon Hill, City Attorney PRESENTATIONS: Application #: GP-1-2025 Applicant: West Valley City Request: General Plan Amendment to Update the City’s Moderate Income Housing Plan State code (subsection (2)(a)(iii) of Section 10-9a-403) requires cities to include a moderate income housing element or plan in their general plans. The moderate income housing element must include an implementation plan with a timeline for implementing selected strategies from State code. The City’s last update to our Moderate Income Housing Plan was adopted in 2022 using 2020 U.S. Census Bureau data, which was the most recent Census data available at the time. The proposed changes to the City’s Moderate Income Housing Plan were made primarily for two reasons. First, staff updated the analysis of moderate income housing within the City and other municipalities within the County utilizing 2023 Census data to reflect significant increases in home values, rents, and mortgage rates since 2020. The analysis also now includes a more comprehensive view of all income restricted housing units and not just tax credit units. Second, staff updated the implementation plan to reflect anticipated actions over the next five years. Since cities are required to provide annual reports to the State on progress made, an up-to-date Minutes of Planning Commission Public Hearing May 14, 2025 Page 1 of 8 implementation plan is needed. The implementation plan also no longer includes a strategy dealing with the City’s Housing Authority as this entity will become part of the County’s Housing Authority called Housing Connect in July of this year. Key points from the attached 2025 update to the City’s Moderate Income Housing Plan are as follows: • While housing affordability in Salt Lake County has eroded significantly since the last update, West Valley City continues to be one of the more affordable cities in the County. • The City plans to continue to use the following 9 moderate income housing strategies from State code (subsection (2)(b)(iii) of Section 10-9a-403): 1. Rezone for densities necessary to facilitate the production of moderate-income housing. 2. Demonstrate investment in the rehabilitation of existing uninhabitable housing stock into moderate income housing. 3. Create or allow for, and reduce regulations related to, internal or detached accessory dwelling units in residential zones. 4. Zone or rezone for higher density or moderate-income residential development in commercial or mixed-use zones near major transit investment corridors, commercial centers, or employment centers. 5. Amend land use regulations to allow for higher density or new moderate income residential development in commercial or mixed-use zones near major transit investment corridors. 6. Amend land use regulations to eliminate or reduce parking requirements for residential development where a resident is less likely to rely on the resident’s own vehicle, such as residential development near major transit investment corridors or senior living facilities. 7. Implement a mortgage assistance program for employees of the municipality, an employer that provides contracted services to the municipality, or any other public employer that operates within the municipality. 8. Demonstrate utilization of a moderate-income housing set aside from a community reinvestment agency, redevelopment agency, or community development and renewal agency to create or subsidize moderate income housing. 9. Develop and adopt a station area plan in accordance with Section 10-9a-403.1. Staff Alternatives: 1. Approval. This application should be approved for the reasons stated in this report. 2. Continuance. This application should be continued for reasons determined during the public hearing. 3. Denial. This application should be denied as the Planning Commission does not support the proposed update. Discussion: Steve Pastorik presented. Commissioner Winters asked for clarification on Strategy Minutes of Planning Commission Public Hearing May 14, 2025 Page 2 of 8 C shown on the PowerPoint slide. Steve Pastorik explained that the City has programs for lower income households to receive financial assistance for repairs, like a new furnace or new roof. The strategy allows low income families to stay in their existing housing unit that without help might become uninhabitable. Motion: Commissioner Winters motioned to approve GP-1-2025. Commissioner Porter seconded. A voice vote was taken, and all were in favor of the motion. UNANOMOUS--GP-1-2025--APPROVED Application #: GP-2-2025 Applicant: West Valley City Request: Adopt a comprehensive update to the City’s Major Street Plan The Major Street Plan defines street alignments and right-of-way widths for existing and proposed major streets within the City and is referenced several times in the City’s Zoning Ordinance. The Major Street Plan is used to: • determine building setbacks along major streets that have yet to be widened (Section 7-2- 111); • identify streets needing right-of-way dedication as part of a subdivision (Section 7-13- 202); and • clarify certain land use regulations relating to: o greenhouses and garden centers (Section 7-7-113), o zone change eligibility criteria (Section 7-5-101), o shared parking (Section 7-9-105), o tobacco oriented businesses (Section 7-7-125), and o walls for double frontage lots (Section 7-13-705). The City first adopted a Major Street Plan in August of 1980 as Ordinance 80-05. Since that time there have been numerous revisions made to this Plan as the City has grown and changed. Staff is proposing a comprehensive update to the City’s Major Street Plan based on travel demand modeling for the year 2050 performed by the transportation consulting firm Parametrix. This effort was undertaken for the reasons listed below: • Staff wanted to verify that the street right-of-way widths recommended in the Major Street Plan were still supported by the latest travel demand modeling. • Staff is working on several updates to the General Plan to comply with State code requirements that must be met by the end of 2025. While making these State mandated changes like adopting station area plans and a water element, staff wanted the rest of the General Plan, which was last updated in 2015, to be refreshed. • Staff is also preparing an update to the City’s transportation impact fees. This effort also requires travel demand modeling, but for a shorter planning horizon of 10 years to comply with State code. Staff retained Parametrix under one contract to run the travel demand model for the year 2034 (the project started last year) for the impact fees and for the year 2050 for the Major Street Plan. Minutes of Planning Commission Public Hearing May 14, 2025 Page 3 of 8 Included with this report is the current Major Street Plan, the proposed Major Street Plan, and a spreadsheet that identifies all the proposed changes. These changes fall into one of the following categories: 1. A reduction in street right-of-way width to reflect the results of the travel demand modeling or the removal of a previously planned bus rapid transit (BRT) project; 2. A street addition to support anticipated new development or to reflect an existing major street; 3. An increase in street right-of-way width to reflect existing conditions; 4. A new street category to illustrate the difference between 5 lane streets with 80’ rights-of- way and 5 lane streets with wider right-of-way for things like shoulders, bike lanes, and landscaped medians; 5. The removal of intersection improvements to reflect the results of the travel demand modeling or improvements that were already installed; and 6. The addition of intersection improvements to reflect improvements planned by UDOT, improvements in Wasatch Front Regional Council’s Regional Transportation Plan, and improvements needed to support new development. An unintended consequence of the proposed changes is the effect on the zone change eligibility criteria in Section 7-5-101. To be eligible to rezone property to the RM (Multiple Unit Dwelling Residential) zone, a property must meet one of the following four requirements plus other requirements found in the same section: 1. 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; 2. be adjacent to existing multifamily residential development on two sides; 3. 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 4. 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. There are 7 streets where the right-of-way width is being reduced from 80’ to 66’ and one street where the right-of-way width is being reduced from 106’ to 80’. These changes are highlighted in yellow on the attached spreadsheet and will reduce the number of properties eligible for RM zoning. If the City does not want to reduce the number of properties eligible for RM zoning, Section 7-5-101 should be modified. Staff Alternatives: 1. Approval. The Major Street Plan update should be approved. 2. Continuance. This application should be continued for reasons determined during the public hearing. Minutes of Planning Commission Public Hearing May 14, 2025 Page 4 of 8  3. Denial. Discussion: Steve Pastorik presented. The Commission expressed a desire to amend the ordinance to maintain eligibility for properties currently eligible for RM zoning despite street changes. Commissioner Matagi asked if there is a timeline and selection process for future projects. Steve Pastorik replied that the timeline is not fixed and depends on various factors such as development and funding availability. Also, the City may require developers to provide property or improvements for projects. Motion: Commissioner Durfee motioned to approve GP-2-2025 conditional on Staff presenting an ordinance in the future that would maintain the eligibility of properties currently eligible to apply for RM zoning. Commissioner Porter seconded. A voice vote was taken, and all were in favor of the motion. UNANOMOUS--GP-2-2025--APPROVED SMI-3-2025 Grove North Subdivision 7479 West 5400 South, 2 Lots 8.8 Acres, M Zone BACKGROUND: Grey Garza is requesting minor subdivision approval for the Grove North Subdivision. The proposed subdivision is located south of Hexcel and Kennecott Land, and west of the WVC ViaWest Subdivision. Property to the south is owned by Property Reserve Inc. and the Grove Industrial Park LLC. STAFF/AGENCY COMMENTS: Fire Department: • Dedicated street will need to provide a turnaround meeting Fire Department Standards. • Two points of access from the dedicated street will be needed for Emergency Services. 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 and along the new dedicated right-of- way. Will need to coordinate improvements with the developer of the ViaWest Subdivision. Minutes of Planning Commission Public Hearing May 14, 2025 Page 5 of 8 • Revisions to plat are required. • Will need to coordinate storm water plans with Engineering. • Will need to further evaluate the temporary turnaround at the south end of the dedicated right-of-way. • Developer will need to address grading concerns as it relates to the dedicated right-of-way and adjacent properties ISSUES: The proposed subdivision is being requested in order to consolidate existing parcels to create a 2- lot subdivision. Lot 1 will be approximately 4.56 acres and lot 2 will be approximately 4.3 acres in size. A site plan has been included in the power point showing proposed locations of the new buildings along with access to each. A permitted use application is currently being reviewed by staff for the proposed development. 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 eastern boundary of the subdivision and improvement costs will be shared with the WVC ViaWest Subdivision to the east. The new road will provide a future connection to the south for when properties south of the old rail line are ready for development. For the time being, the road has been designed with a temporary turnaround for Emergency vehicles. The turnaround easement is in favor of both the WVC ViaWest and Grove North Subdivisions. While the proposed turnaround easement is acceptable to the City, the City’s preference is that the bulb be offset entirely on the east property in the WVC ViaWest Subdivision. This is due to the location and alignment of the proposed access easement shown on the WVC ViaWest Subdivision that will serve the eastern lots in said subdivision and it would reduce the amount of mountable curb in the public right-of-way. Nevertheless, if the turnaround stays where it is, the City will require that the easement be terminated upon the extension of the public road at some point in the future. For the purposes of this development, all improvements will need to be constructed in their entirety. The City will require a mountable curb where the easement crosses the curb and gutter. Concrete will be required between the sidewalk, curb, gutter and in the easement area behind the sidewalk. This will be the same for the WVC ViaWest Subdivision. Road improvements for the new right-of-way along with drainage and grading plans will need to be coordinated between the two property owners. 5400 South is a State Road so the developers of these two subdivisions will need to coordinate access and grading approvals with UDOT. Improvements along a small section of 5400 South adjacent to lot 1 of this subdivision will also need to be reviewed and approved by UDOT. There are a number of existing easements illustrated on the proposed subdivision plat. These easements are related to the slope from 5400 South and others are related to internal cross access easements. The cross-access easements will need to be executed and recorded prior to the plat recording. Minutes of Planning Commission Public Hearing May 14, 2025 Page 6 of 8 STAFF ALTERNATIVES: A. Grant approval for the Grove North 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 the City Engineering Division. 4. That access to the subdivision be coordinated with the Utah Department of Transportation. 5. That the developer coordinate improvements along 5400 South with UDOT and the City Engineering Division. 6. That the applicant coordinate improvements for the new road with the adjacent land owner to the west. 7. That the applicant coordinate the temporary turnaround with the City Engineering Division and install the improvements as outlined in the analysis. 8. That grading and drainage be reviewed and approved by the City Engineering Division. 9. That the developer resolve 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. Commissioner Durfee asked if these buildings would be tilt-ups, and if parking would accommodate different businesses. The applicant, Grey Garza, was available in person to the Commission. He confirmed that the buildings would be Tilt-ups, and the parking would be sufficient for each tenant accordingly. Commissioner Matagi asked if there is a development agreement. Steve Lehman replied that there is no development agreement for the property because the property was not rezoned and is already zoned manufacturing. The developer just needs to comply with City ordinances. Commissioner Durfee asked if this site would allow manufacturing. Jody Knapp replied that the lot is already zoned for manufacturing but that this project would be standard offices/warehouses. Motion: Commissioner Porter motioned to approve SMI-3-2025 subject to the nine conditions on the Staff Report. Commissioner Matagi seconded. A voice vote was taken, and all were in favor of the motion. PLANNING COMMISSION BUSINESS: Minutes of Planning Commission Public Hearing May 14, 2025 Page 7 of 8 The Commission considered the Minutes of the Study Meeting held April 16, 2025, and the Public Hearing held April 23, 2025. There were no changes. Commissioner Durfee motioned to approve the Minutes. Commissioner Drozdek 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, Commissioner Winters moved to adjourn the meeting at 4:33pm. 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 May 14, 2025. Respectfully submitted, Julie Davis Julie Davis, Admin Assistant Minutes of Planning Commission Public Hearing May 14, 2025 Page 8 of 8