Planning Commission Regular Meeting

WEST VALLEY CITY PLANNING COMMISSION MINUTES AUGUST 24, 2022 The meeting was called to order at 4:00 p.m. by Chair Fuller in the City Council Chambers at West Valley City Hall 3600 Constitution Boulevard, West Valley City, UT 84119, and using Zoom at https://us06web.zoom.us/j/88955119737. WEST VALLEY CITY PLANNING COMMISSION MEMBERS David McEwen, Brent Fuller, Mathew Lovato, Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff ABSENT WEST VALLEY CITY PLANNING DIVISION STAFF Steve Lehman, Brock Anderson, Jody Knapp, and Kirsten Hunt WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill, Deputy City Attorney AUDIENCE There were 4 people in the audience GP-1-2022 West Valley City General Plan Amendment to Update the City’s Moderate Income Housing Plan During the 2022 general session, the Utah legislature passed HB 462 that modified requirements for municipalities’ moderate income housing plans as well as reporting. The purpose of this General Plan amendment is to update the City’s Moderate Income Housing Plan to bring it into compliance with State code. Compliance is required by State code by October 1, 2022. The most significant changes include:  requiring municipalities with a fixed guideway public transit station to implement five or more of the 24 updated moderate income housing strategies listed in State code,  requiring an implementation plan,  requiring municipalities with a fixed guideway public transit station to adopt station area plans for each station, and  modifying the reporting requirements to include more detail on municipalities’ efforts to encourage moderate income housing. Key points from the attached 2022 update to the City’s Moderate Income Housing Plan are as follows:  Despite rent and value increases, West Valley City continues to be one of the most affordable municipalities in Salt Lake County with 3/4ths of the City’s housing units being affordable to low income households.  The City has already implemented 14 of the 24 strategies recommended by the State.  The City plans to continue to use 12 of the 24 strategies recommended by the State in the following situations: o to preserve and maintain existing affordable housing, o to redevelop blighted multi-family residential with higher density residential, and o to build new multi-family residential near light rail transit stations. Staff Alternatives: 1. Approval. This application should be approved to bring the City’s Moderate Income Housing Plan into compliance with recent State code changes. 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 the application. He explained that the Moderate Income Housing Plan is a requirement of the State. Steve said this year the legislature passed a bill which modified cities’ requirements for Moderate Income Housing  Plans. He stated that this proposal will bring West Valley City’s Moderate Income Housing Plan into compliance with recent State code changes. Commissioner Winters said he wanted to verify that West Valley City is generally meeting the requirements of the Housing Plan, so we are adding additional information to our plan; however, functionally, we are not making changes. Steve said that the City has already implemented many of the strategies listed in State code and will continue to do so in the future. Motion: Commissioner Winters motioned to approve GP-1-2022 to bring the City’s Moderate Income Housing Plan into compliance with recent State code changes. Commissioner McEwen seconded the motion. Vote: Commissioner Winters Yes Commissioner Porter Yes Commissioner Lovato Yes Commissioner Wood Yes Commissioner McEwen Yes Commissioner Woodruff Yes Chairperson Fuller Yes Unanimously – GP-1-2022 - Approved C-17-2022 Delgado & Sons Trucking, LLC 6343 West SR-201 S. Frontage Rd. M Zone (14-23-100-005, 1.9 Acres) The applicant, Robert Delgado, representing Delgado & Sons Trucking, LLC, is requesting conditional use approval for a truck office, maintenance facility and shop at 6343 West SR-201 S. Frontage Rd. The zoning for this area is M, manufacturing. The West Valley City General Plan designates this area as light manufacturing. The surrounding zone is manufacturing on all sides except for the south parcel (14-23-100- 024, 4.08 acres) that is zoned Agricultural. The surrounding uses include similar freight/trucking uses with Godfrey Trucking to the east and Barney Trucking to the west. This site is currently vacant and undeveloped and the current proposal is to improve this lot for a trucking company. The applicant currently owns two parcels and at this time only the front 1.99 acres, parcel 14-23-100-005, that is zoned Manufacturing is being developed. The project will include areas for truck parking, a maintenance shop, wash bay, office and conference areas and restrooms. There are no residential facilities permitted on this site and the lot will not be used for any overnight stays. The building on site will have 5 service bays (11,500 sqft) and a two story office/administrative area (2,500 sqft on each floor). Trucking/warehouse uses are not required to meet the full Commercial Design Standards but office and administrative uses are required to comply. Since the uses share one overall building it is appropriate to require some enhancements be made to the building as a condition of approval. The building will be constructed of metal and the applicant has added a stone/decorative wainscot and will also be adding awnings and pillars or columns along the office portions of the building. The back of the building is not visible from a right-of-way so no additional architectural details are proposed for the south façade. Landscaping is required along the frontage of the property in compliance with the standards for High Image Arterials (7-10) and the site is required to have a minimum of 5% landscaping. All vehicles and trucks will be parked on hard surfacing with the proper lighting and landscaping per 7-9 of the WVC Municipal Code. There will be right-of-way improvements required which will be part of the Public Works review of this application including curb, gutter, sidewalk and street lights. At this time no dumpster enclosure locations have been shown and no signage has been proposed. If these are proposed at a later date they will need to comply with the standards in the West Valley City Municipal Code. Staff Alternatives Approval, subject to the resolution of any concerns raised at the public hearing as well as the following conditions: 1. The property shall be used for a trucking business which includes a maintenance facility, wash bays and office. There shall be no additional outside storage at this site. 2. The undeveloped parcel south of this lot (14-23-100-024, 4.08 acres) is currently zoned Agricultural and is not part of this application and shall not be used for any purposes associated with the trucking company or any other commercial use. 3. The building design may be metal and must include a wainscot (color or material change) as well as awnings and columns/pillars to enhance the office portions of the building. 4. No residential uses or lodging is allowed on this property. 5. There shall be no outside storage on site or mechanical work conducted outside of the building. 6. All vehicles and trucks must be parked on hard surfacing with the appropriate lighting and landscaping for the intended use. 7. The overall minimum required landscaping for the site is 5% and the frontage shall  be designed in accordance with the Landscaping Standards for High Image Arterials (7-10). 8. All signage and dumpster locations shall comply with the standards set forth in the West Valley City Municipal Code. 9. All requirements of affected departments and agencies must be met, including but not limited to WVC Public Works. 10. This use is subject to review upon a valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing and to allow time for the applicant to submit more detailed information on the project. Discussion: Jody Knapp presented the application. Commissioner Lovato asked if the proposed wash bays would have the same requirements as a car wash. Jody said they would, so they'll have to go through the water district for approval. She said they would be required to meet all the building code and water department requirements for the wash bays as part of the review process. Robert Delgado, the applicant, said that he is excited to start on this project and would like to grow his business in the future. Motion: Commissioner Lovato motioned to approve C-17-2022 subject to the ten staff alternatives. Commissioner Porter seconded the motion. Vote: Commissioner Winters Yes Commissioner Porter Yes Commissioner Lovato Yes Commissioner Wood Yes Commissioner McEwen Yes Commissioner Woodruff Yes Chairperson Fuller Yes Unanimously – C-17-2022 – Approved C-18-2022 JK Investments, LLC 2125/2145 S 7200 W & 7165 W 2100 S M Zone (7.92 acres) JK Investments, LLC is requesting conditional use approval for outside storage of construction equipment and materials. The property is zoned M, Manufacturing, and the West Valley City General Plan designates this area as heavy manufacturing. The surrounding zoning is also M. Adjacent land uses include other outside storage and light industrial businesses. The properties located on the west side of 7200 West and north side of 2100 South are in Salt Lake City. JK Investments, LLC is the owner of the three subject parcels located in the north-west corner of the City. The owner intends to lease the property to contractors as a staging area for construction materials and equipment. The property is currently being used by Americom Technology, LLC, a communications infrastructure contractor. The owner is seeking conditional use approval for an unmanned storage yard for this company and future users. The Planning Commission recently approved a separate conditional use application for outside storage for landscaping materials on the adjacent property that is also owned by JK Investments (C-9-2022). The site currently has no curb, gutter, sidewalk, or formal landscaping. The Public Works Department will review the project and determine what right-of-way improvements are required, as well as if any right-of-way dedication is needed. The applicant shall provide at least 20’ of landscaping from any existing or new right-of-way line along 7200 West and 2100 South. These landscaped areas require at least 50% live plant material, shall include at least 1 tree for each 30’ of frontage, and shall include at least 4 shrubs per tree. Overall, the property is required to have at least 5% landscaping. The applicant is currently proposing four access points to the property, two from each public street. The Public Works Department will need to review and approve all access points. All internal vehicular maneuvering areas and access roads on the site that connect to the public right- of-way need to be hard surfaced with asphalt or concrete. Also, all parking stalls shall be hard surfaced with the same material. Any storage of cars or trucks on the property will also need to be on asphalt or concrete. Most of the site will be storage areas for equipment and materials, which the applicant is proposing to surface with gravel or reclaimed asphalt. There is an existing structure on the property that has a restroom. Since the site will be unmanned, the applicant is not proposing to use the building for an office but would like to leave the structure there to for a restroom on the property. The applicant will need to work with the Building Inspections Division to make sure the structure is properly permitted. Since the structure is more of an accessory building on the property, no commercial design standards will apply. The building is not to be used to house security guards or for any residential purpose. No RVs or other residential lodging is allowed on the property. Per 7-7-119, outside storage areas are to be screened from public view. There is existing chain link fencing along much of the property. Some of the fencing may need to be relocated to accommodate for right-of-way improvements and landscaping. All fencing along the street frontages shall meet the minimum 20’ setback from property lines. The applicant is proposing to install slats in the fencing that is visible from public view, which will includes all fencing along 7200 West, 2100 South, and the fencing along the east property line for the portions of the site that are visible from public view. The north and west sides of the site will also have landscaping and trees to help in screening. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. There shall be minimum of 20’ of landscaping provided along the entire 2100 South and 7200 West frontages that includes at least 1 tree planted for every 30 ft of frontage, a minimum of 4 shrubs per tree and at least 50% live plant material. A minimum of 5% landscaping is required for the entire site. 2. Surfacing, parking, and storage must be conducted in approved areas only on the appropriate surfaces based off the use as discussed in the above report and as indicated on the approved site plan. 3. No residential uses or lodging allowed. 4. Chain link fencing with slats shall be utilized to screen all outside storage areas from public view. 5. All requirements of any affected department or agency must be met, including but not limited to Magna Water, WVC Public Works, WVC Building Inspections and WVC Fire Department. 6. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: Brock Anderson presented the application. He said that he informed the applicant that every access leading to a public right-of-way would need to be paved. Brock stated that the applicant shows four access points on their concept plan, which the Public Works Department will review. He noted that they might choose to eliminate one or two access points. Bernell Kirkman, the applicant, stated that he would like to keep the subject property leased to contractors, where they have limited space for outside storage within the City. Motion: Commissioner McEwen motioned to approve C-18-2022 subject to the six staff alternatives. Commissioner Winters seconded the motion. Vote: Commissioner Winters Yes Commissioner Porter Yes Commissioner Lovato Yes Commissioner Wood Yes Commissioner McEwen Yes Commissioner Woodruff Yes Chairperson Fuller Yes  Unanimously – C-18-2022 – Approved PLANNING COMMISSION BUSINESS Approval of Minutes from the June 15, 2022, Study Meeting Approval of Minutes from the June 22, 2022, Regular Meeting Approval of Minutes from the July 6, 2022, Study Meeting Approval of Minutes from the July 13, 2022, Regular Meeting Motion: Commissioner Lovato motioned to approve the four sets of minutes. Commissioner McEwen seconded the motion. Vote: Commissioner Winters Yes Commissioner Porter Yes Commissioner Lovato Yes Commissioner Wood Yes Commissioner McEwen Yes Commissioner Woodruff Yes Chairperson Fuller Yes Unanimously – Meeting Minutes – Approved There being no further business, the meeting adjourned at 4:20 pm. Respectfully submitted, Kirsten Hunt, Administrative Assistant