Planning Commission Regular Meeting

WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING MINUTES May 8, 2024 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/86528756733. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, Cindy Wood, and Harold Woodruff ABSENT Martel Winters, David McEwen, and Renee Layton WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Jody Knapp, Steve Lehman, and Margo Hoyt AUDIENCE There were 2 people in the audience and 1 person attended by ZOOM Application #: GPZ-1-2024 Applicant: Paul and Kareen Swenson Address: 4053 South 7200 West Request: General plan change from Large Lot Residential to Light Manufacturing and zone change from A to M Property Size: 2.96 acres This application was continued during the Planning Commission meeting on April 24th. Paul and Kareen Swenson have submitted a General Plan/zone change application for a 2.96-acre parcel located at 4053 South 7200 West. The property is currently zoned A (Agriculture, minimum lot size ½ acre) and the current General Plan designation is Large Lot Residential (2 to 3 units/acre). The proposed zone is M (Manufacturing) and the proposed General Plan designation is Light Manufacturing. Surrounding zones include A to the south, R-1-10 (Single Unit Dwelling Residential, minimum lot size 10,000 square feet) to the east, R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet) to the north, and R-1-7 to the west in Magna. Surrounding land uses include a City-owned storage lot to the south, single unit dwellings to the north and east, and a Salt Lake County park to the west. The property includes two homes – one built in 1978 and the other built in 1982. Approximately the west 40% of the property falls within Overpressure Zone A with the remainder of the property being within Overpressure Zone B. Overpressure Zone A is the innermost circle (closest to Northrop Grumman) and prohibits residential use. Development Proposal If this application is approved, the applicants intend to develop a self-storage facility on the subject property. Included with this report is a letter from the applicants that describe how they arrived at the proposed use. In summary, the applicants indicated that self- storage was the preferred use because residential isn’t viable primarily due to Overpressure Zone A, commercial uses like retail, office, or a restaurant are unlikely in that there are no other similar businesses nearby, and most industrial uses would be problematic given the adjoining residential. In the applicants’ letter they also mention that they will not pursue other uses allowed in the M zone. The M zone requires a 20’ building setback from a residential zone, agricultural zone, or residential use. The applicant is requesting that, through a development agreement, this 20’ setback be reduced to 0’ to eliminate a 20’ space that is not visible to the public and could create a security concern for the neighboring residents. There are several self- storage facilities in the City that adjoin residential where the City’s Board of Adjustment has approved variances to waive the 20’ setback requirement due to security concerns or the self-storage facility was constructed before the residential. A development agreement can be used to accomplish the same outcome. A recent variance example is the self-storage development at 5443 South 6055 West. The buildings along the east side of the property adjacent to residential were built on the property line and are 10’ tall. The City has also submitted a General Plan/zone change application on the City-owned parcel to the south for a General Plan designation of Light Manufacturing and M zoning. If the City’s application is approved, the 20’ setback would not apply along the south property line. Staff received a phone call and visit from a resident in opposition to this application. This resident lives on the street east of the subject property and is concerned about the potential impact of the proposed project on property values and views. Staff also received an email from another nearby resident in opposition to industrial uses on the site. When staff explained that only self-storage was proposed, the resident indicated that if the City can guarantee the self-storage use, he would not oppose the project as much. Staff presented the following additional information to the Commission during their study meeting on May 1st:  two emails of support for the project from two of the households directly north (emails are included with this report),   aerial images of all self-storage facilities in the City that are adjacent to residential,  photos provided by the applicant that show the space between storage buildings and a masonry wall where a setback exception was not granted,  information from the self-storage manager for Prime Storage at 4895 W 3500 S describing problems experienced with the setback between the storage buildings and the masonry wall, and  information from the neighbor of Storage Depot at 1656 W Whitlock Ave Describing problems experienced with the setback between the storage building and the masonry wall. Staff Alternatives: 1. Approval. This application should be approved subject to a development agreement that includes the following standards: a. The use of the property shall be limited to a self-storage facility. b. The buildings along the north and east sides of the property may be placed at the property line. The height of buildings placed along the north and east property lines shall be limited to 10 feet. c. The Developer shall dedicate 7 feet of right-of-way to the City along the Property’s entire frontage on 7200 West. d. In lieu of installing the off-site improvements required in Section 7-2-117 of West Valley City Code, the Developer shall make a cash payment to the City equal to the estimated cost of said improvements as determined by the City Engineer. e. Rock or bark mulch shall be installed within the 20’ setback area along 7200 West prior to the issuance of a business license. The installation of the irrigation and live-plant material landscaping required in Section 7-6-303 of the West Valley City Code may be delayed until the reconstruction of 7200 West is complete, or until September 30, 2030, whichever first occurs. f. The Developer shall grant a temporary construction easement to the City for the reconstruction of 7200 West. The easement shall apply to the westerly 20 feet of the Property along the entire 7200 West frontage after the dedication described in item 3 above. The temporary construction easement shall commence upon the beginning of actual 7200 West construction on the Property and shall continue only until 7200 West project construction on the Property is complete, or for three (3) years, whichever first occurs. 2. Approval. This application should be approved subject to a development agreement that includes standards a, b, c, d, and f from approval option 1 above. 3. Continuance. This application should be continued for reasons determined during the public hearing. 4. Denial. Discussion: Steve presented the continued application and asked the commissioners if they had any questions. Chair Fuller noted the total number of commissioners being seven, stating there were four in attendance at this meeting. He stated there will need to be a majority vote and agree with decisions made. Chair Fuller asked for any questions or comments. Commissioner Woodruff stated he had concluded that the proposed use was inappropriate and expressed a desire to visit the site. He considered the various potential uses for the overpressure zone that could benefit the neighbors. After reviewing the pros and cons and evaluating the options provided the previous week, he determined that avoiding the creation of a dead space and placing a building along the north and east property lines would be the best approach for both the project and the neighbors. Commissioner Woodruff remarked that, given the limited choices, this would be the right decision. Chair Fuller asked Commissioner Lavato and Commissioner Wood if they had any questions. With no further questions, Chair Fuller asked for a motion. Motion: Commissioner Woodruff motioned to approve GPZ-1-2024 as proposed by staff with option #1, a though f. Commissioner Wood seconded the motion. Vote: Commissioner Lovato Yes Commissioner Wood Yes Commissioner Woodruff Yes Chair Fuller Yes Majority – GPZ-1-2024 – Approved Application #: GPZ-2-2024 Applicant: West Valley City Address: 4063 South 7200 West Request: General Plan change from Large Lot Residential to Light Manufacturing and zone change from A to M Property Size: 2.0 acres This application was continued during the Planning Commission meeting on April 24th. City staff has submitted a General Plan/zone change application for a 2.0-acre parcel located at 4063 South 7200 West. The property is currently zoned A (Agriculture, minimum lot size ½ acre) and the General Plan designation is Large Lot Residential (2  to 3 units/acre). The proposed zone is M (Manufacturing) and the proposed General Plan designation is Light Manufacturing. Surrounding zones include M to the south, R-1-10 (Single Unit Dwelling Residential, minimum lot size 10,000 square feet) to the east, A to the north, and R-1-7 to the west in Magna. Surrounding land uses include single family homes to the north and east, a Salt Lake County park to the west and railroad tracks and industrial property to the south. The property is owned by West Valley City, used by Public Works to store garbage cans, and used by Animal Control to house larger animals. Approximately the west 50% of the property falls within Overpressure Zone A with the remainder of the property being within Overpressure Zone B. Overpressure Zone A is the innermost circle (closest to Northrop Grumman) and prohibits residential use. Staff is proposing these changes for several reasons. First, the outside storage of garbage cans is not an allowed use in the A zone. Second, the housing of animals is still allowed in the M zone. Third, the overpressure zone does not allow residential, which is allowed in the A zone, on roughly 50% of this property. Fourth, a General Plan/zone change application was also submitted on the property directly north for a General Plan designation of Light Manufacturing and M zoning. If the application on the adjoining property is approved, the applicant intends to develop storage units on the property. If the zoning on the subject property remains A, the storage units will be required to meet a 20’ setback from the A zone and a 20’ height limitation at the minimum setback. These requirements would not apply if the subject property is zoned M. Staff Alternatives: 1. Approval. This application should be approved. 2. Continuance. This application should be continued for reasons determined during the public hearing. 3. Denial. Discussion: Steve presented the continued application and asked the commissioners if they had any questions. Chair Fuller asked the commissioners if they had any questions. With no questions, he asked if there was anyone in the audience or online who would like to address the application. No further questions. Chair Fuller closed the public hearing meeting and asked for a motion. Motion: Commissioner Wood motioned to approve GPZ-2-2024 proposed by staff. Commissioner Woodruff seconded the motion. Vote: Commissioner Lovato Yes Commissioner Wood Yes Commissioner Woodruff Yes Chair Fuller Yes Majority – GPZ-2-2024 – Approved