Planning Commission Regular Meeting

WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING MINUTES WEDNESDAY, NOVEMBER 13, 2024 at 4:00 PM The meeting was called to order at 4:00 p.m. by Commissioner Wood 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 Mathew Lovato, Martell Winters, Darrick Porter, Cindy Wood, Harold Woodruff, Nancy Drozdek, and Renee Layton WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Steve Lehman, Brock Anderson, Jody Knapp and Margo Hoyt WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill, Assistant City Attorney AUDIENCE There were 2 attendees in the audience and 3 online. SMI-4-2024 MIT Tech Park Subdivision 4334 West Lake Park Boulevard 2 Lots 25 Acres BACKGROUND: Alex Dahlstrom with Wasatch Commercial is requesting preliminary approval for the MIT Tech Park Subdivision. The subdivision consists of 2 lots on 25 acres, is zoned B/RP Business/Research Park) and is located at approximately 4334 West Lake Park Boulevard. ISSUES: The original parcel was created in the early days of Lake Park by a metes and bounds subdivision. This parcel happened to be created in 1996. The proposed subdivision is being submitted to divide the existing parcel into 2 lots. Lot 1 will be 16.4 acres while lot 2 will be 8.6 acres in size. The intended uses for these lots will be a mix of office and warehouse uses. While two lots are being requested, it is expected that Wasatch will retain both lots in their ownership. Access to the property will be gained from Lake Park Boulevard. The applicant has submitted a permitted use application for two of the 5 proposed buildings. Based on the submitted site plan, it is anticipated that 3 points of access will be needed for the entire project. The applicant will coordinate this review with staff and the engineering division to ensure that access points align with other access points and will meet spacing standards. West Valley City Planning Commission Public Hearing Minutes November 13, 2024 Page 1 of 10 The two lots will share cross access and parking easements. The property owner has the option to create these easements by plat or by document. According to the applicant, separate documents will be prepared for these easements. STAFF ALTERNATIVES: 1. Approve the MIT Tech Park Subdivision subject to a resolution of staff and agency concerns. 2. Continue the application in order for the developer to address the Planning Commissions concerns. DISCUSSION: Steve L. presented. The applicant, Alex Dahlstrom with the Wasatch Group, 299 S Main Street, Salt Lake City, was present. He added clarity on the 2 lots. The project would be two phases that would run one after the other, and there will be two different investment groups within the Wasatch family that will be investing into these properties. The Wasatch group has no intention of selling any of the buildings. It's just phased this way for an investment strategy. There were no questions or concerns. MOTION: Commissioner Woodruff motioned for approval of SMI-1-2024. Commissioner Lovato seconded. VOTE: Chair Lovato Yes Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Layton Yes Commissioner Porter Yes UNANIMOUS----SMI-1-2024---APPROVED SA-3-2024 Westridge Commerce Park Phase 2 Lot 5 2nd Amended 4770 South 5600 West M Zone 1 Lot and 2 Parcels BACKGROUND: David Hamilton, representing Garff Properties, is requesting a plat amendment to lot 5 of the Westridge Commerce Park Phase 2 Subdivision. The plat will amend and extend lot 5 to resolve adjacent boundary issues with Continue property to the west and south. The property is located at 4770 South 5600 West and is zoned Manufacturing. West Valley City Planning Commission Public Hearing Minutes November 13, 2024 Page 2 of 10 ISSUES: The original Westridge Commerce Park Phase 2 Subdivision was recorded in 2001. As part of that plat, lot 5 was established which was eventually developed in 2004 by the Newspaper Agency Corporation. In 2021, Garff Properties acquired the building to be used as a truck processing center, taking in trucks and customizing them for customers. Over the last few years, the Graff group has evaluated their site in relation to the golf course property owned by the Continue on both the south and west sides of the property. After doing so, it became apparent that some discrepancies with fence lines between the Garff property and the Continue Golf Course should be examined and resolved. As a result, Garff Properties and West Valley Continue Parks has met on a few occasions to come up with a solution to these discrepancies. This application resolves those issues. Based on existing fence lines and improvements, the golf course cart path, irrigation lines and landscaping of the golf course are located on portions of the Garff property. The proposed plat will align new property lines with the historic location of the existing fence. The proposed plat amendment makes it so none of those fence lines need to be relocated. The advantage for the Garff property is that it will allow them to put a fence at the top of the berm to mitigate golf balls and golfers from entering Garff property. By removing this aspect, it will also improve better pace of play for golfers and keeps improvements where they belong. In summary, the plat amendment will adjust original lot lines to follow existing fence lines. Deeds will be recorded from both Garff Properties and West Valley Continue to transfer portions of land agreed upon by both parties. STAFF ALTERNATIVES: 1. Approve the Westridge Commerce Park Phase 2 Lot 5 2nd Amended Subdivision subject to a Continue of staff and agency comments. 2. Continue the application in order for the developer to address the Planning Commissions concerns. DISCUSSION: Steve L. presented. The applicant, David Hamilton, at 2010 N Redwood Rd. in Salt Lake City, was present. There were no questions or concerns. MOTION: Commissioner Lovato motioned for approval of SA-3-2024. Commissioner Woodruff seconded. VOTE: Chair Lovato Yes Commissioner Winters Yes Commissioner Drozdek Yes West Valley City Planning Commission Public Hearing Minutes November 13, 2024 Page 3 of 10  Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Layton Yes Commissioner Porter Yes UNANIMOUS---- SA-3-2024---APPROVED PUD-2-2024 Sage Valley Townhomes PUD 1854 West 4100 South 18 Units 1.54 Acres RM Zone BACKGROUND Grey Garza is requesting final approval for the Sage Valley Townhomes PUD. This application will also amend lot 1 of the Sage Valley Subdivision and will modify the townhomes from rental units to owner-occupied units. The Planning Commission reviewed and approved a conditional use application in November 2023. The conditional use was for 18 rental townhomes. The application before the Planning Commission today is the exact application, except that the project will not be rental units but rather for sale units. In April of 2018 the site was rezoned to the RM zone. A development agreement was approved for the overall project. The townhome portion will be located on the west side of the Sage Valley Apartments. The apartment project received conditional use approval in November of 2019 and is complete. STAFF/AGENCY CONCERNS: All staff and agency concerns were addressed as part of the conditional use application. This application does not warrant any additional reviews. PROJECT OVERVIEW: The proposal includes 18, 3-story townhome units, divided between four buildings. There will be two 5-unit buildings and two four-unit buildings. Access to the property will be gained from 4100 South and from Redwood Road. The original subdivision plat contained cross access easements for both the 4100 South and Redwood connections. Buildings Per the development agreement, units are required to be at least 2,400 sq. ft. of finished floor area. The building’s exterior includes brick, stucco and metal siding. The building elevations will need to comply with all materials, building relief, building design, window treatments, and roof West Valley City Planning Commission Public Hearing Minutes November 13, 2024 Page 4 of 10 treatments outlined in 7-11-400 of the City Code. During the conditional use review, the Planning Commission reviewed and approved the elevations. All units will include individual patio and balcony spaces on all three floors. The applicant is proposing to include roof-top decks on the end units of each building. Due to concerns for privacy from residential property and during the conditional use review, staff recommended that buildings in the north-west corner not have roof-top patios. Landscaping There will be 5’ of landscaping along the west and north edge of the property. A 6’ masonry wall is also required along the north and west property lines. The masonry wall was installed, but the material composition did not qualify as a masonry wall. Therefore, the existing wall will be removed and re-built to meet city ordinance. All other areas of the site around the buildings will be landscaped. Landscaped areas need to include at least 50% live plant material. Amenities The townhomes will share amenities with the apartment project and be part of the HOA for the community. The amenity area is located adjacent to the townhomes on the east edge of the parcel. Amenities will include a swimming pool, hot tub, basketball court, and a tot lot. Staff did confirm with the property owner that the change to ownership does not affect the relationship with the HOA and the ability to share amenities. Parking Each unit will have a 20’x20’ garage. At the time the property was rezoned, townhomes only required two parking spaces per unit. The apartment project provided 8 more parking stalls than were required in their conditional use proposal, so some of those stalls could be shared with the townhomes. The applicant has also added 10 additional parking stalls on the townhome parcel. STAFF ALTERNATIVES: A. Grant final subdivision approval for the Sage Valley Townhomes PUD subject to the following conditions that were made part of the conditional use application. A few additional conditions have been added for the subdivision component: 1. That the project meet all provisions of the development agreement. 2. Roof-top decks shall not be allowed on the building in the north-west corner of the site. 3. The building elevations shall comply with the following requirements: a. All materials, building relief, building design, and roof treatments outlined in 7- 11-400 of the City Code shall be met. b. The window treatments as proposed on the primary façade are sufficient. 4. All landscaping shall include at least 50% live plant material. West Valley City Planning Commission Public Hearing Minutes November 13, 2024 Page 5 of 10  5. All requirements of any affected department or agency must be met, including but not limited to Granger Hunter Improvement District, WVC Public Works, WVC Building Inspections and WVC Fire Department. 6. That compliance be made with Granger Hunter Improvement District regarding water line extensions, sewer connections and fire protection. 7. That the subdivision name and interior street names be approved by Salt Lake County Addressing Division. 8. That all matters pertaining to any existing irrigation systems be addressed with the Public Works Department and water users or water master. 9. That the existing masonry wall be removed and replaced with a solid masonry wall as required by the development agreement. 10. That setbacks be per the subdivision plat. B. Continuation to address issues raised during the public hearing. DISCUSSION: Steve L. presented. The applicant, Grey Garza, at 795 East 760 N Lehi, was present. James R. Davis, at 1960 W 4100 S asked if these homes could eventually be used as short-term rentals. Steve L. answered that any home can be rented out (the short-term rental wasn’t addressed) James also wanted to know if trees are going to be planted on the west side of the property as he would like the drainage ditch to not get backed up with leaves. Brock, who will be approving the Site Plan in the near future said the landscape plan does have trees proposed for that area. Mr. Garza added that several builders have approached him to build the for-sale homes but what future owners do after purchasing is their prerogative. Mr. Garza also affirmed trees will be planted near the drainage ditch and he is open to use a variety of trees that don’t drop leaves. MOTION: Commissioner Woodruff motioned for approval of PUD-2-2024 subject to the 10 conditions in the staff report. Commissioner Lovato seconded. VOTE: Chair Lovato Yes Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Layton Yes Commissioner Porter Yes UNANIMOUS----PUD-2-2024---APPROVED West Valley City Planning Commission Public Hearing Minutes November 13, 2024 Page 6 of 10 C-20-2024 Ability Inclusion Services 2574 S Redwood Rd, 1739/1755 W Lake Park Dr RM Zone (0.63 acres) Kristen Floyd with Ability Inclusion Services (AIS) is requesting conditional use approval to construct a 12-unit apartment building. The property is zoned RM (Multiple Unit Dwelling Residential). The site is located next to existing 4-plex dwellings to the north and west, and Redwood Elementary to the south. AIS is a nonprofit organization that provides services for adults with disabilities. The group’s main office is in West Valley City, close to this proposed facility in the Metro Business Park. AIS would like to build an independent living facility to house 12 adults with disabilities at this location. The program offers each resident an individual apartment space while also providing 24-hour care by certified staff members. The project is proposed on three vacant parcels that have frontage on Redwood Road and Lake Park Dr. The two parcels fronting Lake Park Dr. previously had four unit dwelling residential buildings on them, which were both demolished the end of 2020. The corner parcel with frontage on Redwood Road was built originally with an office building, which was later converted to a daycare/preschool, and then a church. That structure was demolished in 2016. For the last few years these parcels were owned by the Redevelopment Agency of West Valley City. The parcels were sold to AIS in October of this year. The proposal is to build a 2-story, 11,126 sq. ft. building. Each floor will include six residential units and a shared laundry area. Floor one will also include office space for staff, and the second floor will include a gathering space/community room for residents. Each residential unit will be a one bedroom/one bathroom unit with a kitchen and living room. The building elevations are required to meet all muti-unit dwelling residential design standards outlined in 7-11-400P. There are requirements in Title 7 that will be difficult for this proposal to meet, due to the unique nature of the facility and the residents that will reside there. Therefore, the applicant is requesting that reasonable accommodations be made for some of these requirements. A reasonable accommodation is a request that zoning code requirements be waived or modified due to a disability that would make the requirement difficult or impractical to meet. The following reasonable accommodations to the West Valley City Title 7 requirements are requested by the applicant: • 7-6-203(2)(a) Minimum required setbacks adjacent to a Street shall be permanently landscaped except for approved access drives. o The residents at this facility will be bussed from this location to wherever they need to go. The proposal includes an access loop out to the street for the shuttle bus that will be used, and portions of the lane cut into the 20’ required setback that should be landscaped. The applicant is requesting that the 20’ of landscaping not be required along the entire frontage to accommodate for the pick-up and drop-off lane. West Valley City Planning Commission Public Hearing Minutes November 13, 2024 Page 7 of 10 • 7-11-403(1)(c) Required pedestrian connections. An on-site system of pedestrian walkways shall be designed to provide direct access and connections to and between the following: Any public Sidewalk system along the perimeter Streets adjacent to the residential Development o There is a public sidewalk along both Redwood Road and Lake Park Drive. The applicant is requesting only one pedestrian connection from the public sidewalks to the building so that they can prioritize security, as the site will be fenced with a locked gate. • 7-11-403(5)(a) Bicycle parking shall be provided at a ratio of one (1) space for every twenty (20) Dwelling Units. o The applicant is requesting to not install a bike rack since their residents and staff do not generally use bicycles. • 7-11-404(7) All multi-unit residential Developments shall include washer and dryer hook-ups for each Dwelling Unit. o The applicant has indicated that having individual washers and dryers in each unit may pose a safety and water damage risk. The facility will have a common laundry area on each floor where residents can easily receive help from staff when needed. • 7-11-404(9) All Dwelling Units that are stacked on top of each other shall have at least one Parking Space in a garage per Dwelling Unit. o The applicant indicates that unlike traditional residential developments, these tenants cannot drive and will not have cars. Parking is only needed for staff and visitors, which will be provided in a parking lot The applicant is requesting that the garage requirement be waived. • 7-11-404(10) Each Dwelling Unit shall have its own patio or balcony of at least 60 square feet. o Due to safety concerns, the applicant is requesting to remove this requirement and will provide a centralized patio space for all residents. This application will need to be followed-up with a subdivision application to consolidate all three parcels into one. The building will be situated in the south-east corner of the site, with frontage on both Redwood Rd. and Lake Park Dr. The east, Redwood Rd., building elevation will be the primary façade. There is an existing access on the western-most parcel that is shared with the adjacent 4-plex. Since there is an existing shared access agreement, that drive approach will remain and be the primary access for the project. The shuttle bus loop will also go out to an existing access point on the east end of the site. Landscaping on the property needs to meet all the Title 7 residential landscaping requirements outlined in 7-6-203. The applicant will also be installing the Redwood Road streetscape along the east frontage, and that landscaping needs to meet all 7-10-103, high image arterial landscaping requirements. There will be fencing installed around the site. The applicant is proposing steel fencing that is not solid, to provide security but still allow visibility into the property. All fencing along Redwood Rd. will be outside of required setbacks. The gates will need to meet Fire Department requirements for access into the site. The applicant is proposing a wall sign on the building, which will also act as entry signage for the project. There are state code requirements that regulate the signage the applicant can use at a facility like this. A building permit is required for the signage, which also needs to meet West West Valley City Planning Commission Public Hearing Minutes November 13, 2024 Page 8 of 10 Valley City Title 11 requirements. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. The apartments shall only be used as housing for disabled individuals. 2. The site shall be developed per the approved plan. 3. The building’s architecture shall meet all requirements outlined in 7-11-400P. 4. All Title 7 requirements for multi-unit dwelling residential development shall be met, except for those items granted a reasonable accommodation request for persons with disabilities. 5. The landscaping shall be installed per the approved plan and shall meet all requirements of Title 7, including all requirements of section 7-10 for the Redwood Road frontage. 6. Fencing shall meet all Title 7 requirements. 7. Signage shall comply with Title 11 of the West Valley City Code. 8. All requirements of any affected department or agency shall be met, including but not limited to Granger Hunter Improvement District, WVC Public Works, WVC Building Inspections and WVC Fire Department. 9. Subject to review upon valid complaint. DISCUSSION: Brock Anderson presented. The applicant and architect, Kevin DeKold, at 1975 Belmont Ave, Idaho Falls, ID, was present. There were no questions or concerns. MOTION: Commissioner Lovato motioned for approval of CA-20-2024. Commissioner Winters seconded. VOTE: Chair Lovato Yes Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Layton Yes Commissioner Porter Yes UNANIMOUS---- CA-20-2024---APPROVED PLANNING COMMISSION BUSINESS West Valley City Planning Commission Public Hearing Minutes November 13, 2024 Page 9 of 10 Approval of Minutes from October 16, 2024 Approval of Minutes from October 23, 2024 Motion: Commissioner Lovato motioned to Continue the Minutes from October 16, 2024, and approve the Minutes from October 23, 2024. Commissioner Woodruff seconded. Vote: Chair Lovato Yes Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Layton Yes Commissioner Porter Yes UNANIMOUS----MINUTES---APPROVED Commissioner Woodruff motioned to adjourn the meeting. The meeting adjourned at 4:31 pm. Respectfully submitted, Julie Davis Administrative Assistant West Valley City Planning Commission Public Hearing Minutes November 13, 2024 Page 10 of 10