Planning Commission Study

WEST VALLEY CITY PLANNING COMMISSION Study Meeting December 4, 2019 The meeting was called to order at 3:31 p.m. by Chair Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, David McEwen, Clover Meaders, Darrick Porter, Harold Woodruff, Cindy Wood, Mathew Lovato and Martell Winters ABSENT Darrick Porter, Cindy Wood, and Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF Steve Lehman, Steve Pastorik, Jody Knapp, Brock Anderson and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney ZONE TEXT CHANGE APPLICATIONS ZT-15-2019 Petition by WEST VALLEY CITY requesting a zone text change to create the Residential Sustainability (RS) Zone. (Staff- Steve Pastorik at 801-963-3545) Discussion: Steve P explained how this application was continued from the prior public hearing and stated he was going to go into the issues that were raised for the continuance. Steve P. explained the first issue as being the cap on the size of the zone being 5 acers. A developer came to the public hearing stating that acreage it is too small for economic gain. Steve stated the reason for the 5-acre cap is that most of the Council had settled on that number. Should we increase the acreage? Another issue was whether to have an efficiency standard or a list efficient of features. A third issue was whether to call out a specific brand or just a specification. Brent asked how big the zone is in the proposal. Steve P. stated that it is the same as the R-1-8 zone (8,000 square feet). David then stated that there seems to be a conflict because the Council is wanting larger lots and want these buildings to be economically feasible. Steve P then asked if David was stating that the efficiency standard is to high to meet this proposal? David confirmed that is what he was stating. Brent suggested there might be a need for a townhome situation to help with the cost. He was then wondering if there was a cap on the square footage of the home. Matt then asked if the homes would be too small for anyone to want to live in them? Steve P. stated that the code does state that a 1400 square ft. home is the minimum. . Brent stated that this is only going to appeal to the population looking to decrease their carbon footprint. Matt added to that explaining there are some efficient buildings that were added in Sugarhouse and Rose Park. Sugarhouse was more positive with this change than Rose Park. Matt then asked what the planning staff feels the reaction would be from West Valley. Steve P. stated that the buildings will be made of brick so they are easy to maintain and keep looking good over time and that would allow people to be more open to the idea in West Valley. Matt then asked what the longevity and liquefaction rate is for these homes. Harrold stated that he has tried to build energy efficient homes in the past and he feels that reaching the net zero would be unattainable. Harold feels that looking to reach a 40 or 50 HERS score could be attainable economically at this time. He stated that when you start looking at a score of 30 the price of the build jumps drastically. Steve P asked Harold if he knew approximately the increase in price per square foot. Harold has only built multifamily homes and was not positive about the price increase for a single family. He then stated that for his apartments there was approximately a $5,000.00 increase in price per unit. Steve P. stated that the City Council would be looking to see a decrease over time so the savings would show later. Harold then stated that a score of 30 will be pricy and if the City Council wants to stay at the net zero rating, they just need to state that in the proposal and leave it at the net zero goal. Steve P. then explained that we could propose two options. The first option being a possible increase in the 5-acre requirement. The second would be raising the HERS score. Harold stated another concern of his is if the population will know how to maintain these energy efficient homes.  Steve P. then asked Harold if he felt one could get enough solar rays to power the home. Harold explained that would not be an easy task. He knows of some buildings where the entire roof had solar panels, and this was only enough power for the common area. David stated that the City Council would need to decide if this is economical and propose the actual acreage that would make this attainable. David feels that with the net zero expectation they would need to build beyond normal parameters. ZONE CHANGE APPLICATION Z-3-2019 Petition by Kyle McMullin requesting a zone change from A (agriculture, minimum lot size ½ acre) to M (manufacturing). The property is located at 6941 W SR-201 on 24.8 acres. (Staff – Steve Pastorik at 801-963-3545) Discussion: Steve P. explained that this property is adjacent to an asphalt manufacturer to the east, salvage yard to the west, an approved storage lot and to the north an industrial park to the south. The applicant is wanting this zone change however they did state that the wetlands located in the north end of the zone would be maintained. They are wanting an office/warehouse or distribution use. Steve P. then added that one thing to consider is that there are buildings in the surrounding area that are zoned M (manufacturing) but the area to the south has been changing and is now designated light industrial in the general plan along 201 and all the heavy manufacturing is in the back, away from 201. Steve P. then stated that a light industrial zone would cover all the applicants proposed uses. Changing it to M (manufacturing) might not work with the general plan in this area so we may want to consider a light industrial zone option. Matt asked what the major differences are between the manufacturing and light industrial zones. Steve P. explained that there are landscape requirements (Light Industrial has more landscaping required) but the main thing he feels we would get push back on would be the outside storage. The manufacturing zone allows for outside storage where light industrial does not. Matt then wanted to know if the storage would be allowed with screening off the outside area. Steve P. said that is not allowed. GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-6-2019 Petition by KDA INVESTMENTS/WESTERN FLATS, LC requesting a General Plan change from General Commercial to Light Manufacturing and a zone change from C-2 (General Commercial) to M (Manufacturing). The property is located at 3572 South 1950 West on 1.8 acres. (Staff- Jody Knapp at 801-963-3497)  Discussion: Jody explained this application is in conjunction with the conditional use application C-22-2019 that is on this agenda as well. This building used to be the old bingo parlor this started as an enforcement case. A woman had a restaurant and food truck on the property along with a commissary. There is also a lot of storage outside. The main use of the property is car sales and restoration. Most of the outside storage is the cars waiting for repair. Currently under the C-2 (General Commercial) zone both the storage and the commissary are not allowed so the owner is asking for a zone change to M (manufacturing). Matt asked if manufacturing zone would permit what the business covers what the business is or is another zoning needed. Jody stated that they are not proposing to use this as a recycling facility so the manufacturing zone would work. Matt asked if this area would be manufacturing appropriate with the surrounding residential and agricultural zones. Jody stated that there is a buffer of commercial zoning between the proposed manufacturing zone and the current residential zone. Matt then inquired about the manufacturing zone letting them to have the ability to use this as a recycling facility. Jody stated that the application was just for the commissary and the outside storage. The planning commission decided that the best option would be to have the zone change subject to a development agreement to allow this for just the commissary and the outside storage. SUBDIVISION APPLICATIONS S-8-2019 Aaron Haaga, representing STONEBROOK CONSTRUCTION, is requesting preliminary subdivision approval for the West Valley Flats Subdivision. The subdivision is located at 5340 West 3500 South. The subdivision consists of 4 lots on 1.13 acres and is zoned R-1-7 (Single Unit Dwelling Residential, minimum lot size 7,000 square feet). (Staff- Steve Lehman at 801-963-3311) Discussion: Steve L explained that the West Valley Flats Subdivision has recently been rezoned a R-1-7. There is a development agreement that will add a new subdivision with four new lots. The current home next to this lot will stay, however it will need to be painted, get new windows and add a garage. On master street plan there will be a difference with the 3500 South Right-of-Way. It will be 115 feet. UDOT will have improvement at existing right of way. They are not proposing an additional entry. The frontage size will now allow for the R-1-8 zone. It was zoned R-1-7 due to the thought that the size of the frontage would not allow for the R-1-8 zone. Matt asked if the sound barriers they are currently building will continue to include the new development area. Steve L. explained that if this home does extend past the current length of the sound barriers then they could continue the barriers. SA-8-2019 The WEST VALLEY CITY ENGINEERING Division is requesting approval to amend the Beagley Estates Subdivision. The amended subdivision affects lots 1, 6-9 and 18 along with Parcel B, and also vacates and amends Beagley Lane to be known hereafter as Beagley Road. The subdivision is located at 2590 South 7050 West and is zoned R-1-12 (Single Unit Dwelling Residential, minimum lot size 12,000 square feet) and A (Agricultural, minimum lot size ½ acre). (Staff- Steve Lehman at 801-963-3311) Discussion: Steve L. explained that the Beagley Subdivision was zoned R-1-12, which is mainly manufacturing. With a new development to the east Beagley lane will now be the primary entrance. All the lots with a home will be amended. The home on lot 18 is gone and now it is vacant and can provide a new access into the ARA Industrial Park. With this change Beagley Lane will no longer terminate so, it will be renamed Beagley road. Steve L. then stated that the lots along Beagley lane get bigger to the south. North of Beagley lane, the sidewalk size will change with the new build, so this is why the amendment is needed. The road pushes into Parcel B, so amending this parcel is needed as well. There is talk of someone purchasing the now vacant parcel. This parcel is 9,000 square feet. If this lot process is not to the north lot, sold there will be a new precast wall built there. Steve L stated that he is waiting to hear back to see what the result will be and if all the surrounding building owners will sign the plat. SA-9-2019 TRUCKPRO LC is requesting preliminary approval for the Sprinter Subdivision. The proposed subdivision will amend lots 10A and 14A of the West Valley Truck Center Subdivision Lots 10, 11, 14 and 15 Amended. The subdivision is located at 5396 West 2400 South, consists of 1 lot on 5 acres and is zoned M (Manufacturing). (Staff- Steve Lehman at 801-963-3311) Discussion: Steve L. explained that this application is looking to amend an already amended plat. Sprinter is proposing to expand to north so, the property line is dissolved. This area is now a utility easement with utility running through, therefore they will need to amend the subdivision to allow for the new building expansion. CONDITIONAL USE APPLICATIONS C-22-2019 Petition by DT AUTO BROKERS requesting a conditional use for outside storage. The property is located at 3572 South 1950 West Lane on 1.8 acres and is zoned C-2 (General Commercial). (Staff- Jody Knapp at 801-963-3497) Discussion: This application was discussed in combination with GPZ-6-2019. C-23-2019 Petition by YESCO, LLC requesting conditional use approval for a new pole sign for Wheeler Machinery. The property is located at 4899 West 2100 South on 23.02 acres and is zoned M (Manufacturing). (Staff - Brock Anderson at 801-963-3361) Discussion: Brock explained that Wheeler Machinery just acquired another parcel and now owns all the parcels in this area. Wheeler will operate an equipment rental store out of one of the buildings they just acquired and would like to add an additional pole sign for this business. The proposed plan for the sign meets the code requirements. The code does require a pole cover so Brock will need to follow up with the applicant. The code states that you can have one sign per frontage. This would be their second sign, but their property covers over 100 acres. Harold asked if all pole signs have covers since he has never seen this before. Brock explained signs 25’ or less in height are required to have covers. Brock explained that they will also add some trees. C-24-2019 Petition by BRADLEY AND VICTORIA BUCKMILLER requesting conditional use approval for a home occupation. The property is located at 6586 West Sunrise Ridge Ct on 0.34 acres and is zoned RE (Residential Estate). (Staff - Brock Anderson at 801-963-3361) Discussion: Brock explained that home occupations typically do not come before the Planning Commission, however the applicant is looking to run a business with more than 2 customers per hour and the planning commission can approve a home occupation that will have up to 6 customers per hour. The applicants are looking to teach some firearms training classes out of their home. They will go to a range for target practice. Brock addressed a concern of customer parking. They need to accommodate any customer parking on the property. The Buckmillers have a large driveway that could fit up to 6 cars at a time.  Brock also stated there is a camper in the driveway that will need to be moved because it does not comply with the code. Matt then asked about the timing of the classes and David followed up with the question of breaks. Brock explained they will have a break between classes so that there will not be a parking issue. C-25-2019 Petition by FREEPORT WEST requesting a conditional use for ARA Buildings D, E, F. The property is located at 6555 West U-201 Hwy (south Frontage Rd) on 48.78 acres and is zoned M (Manufacturing). (Staff- Jody Knapp at 801-963-3497) Discussion: Jody explained that Freeport west is looking to add 3 new areas to this property. This location was Rocky Mountain Speedway. They are looking to expand building D and adding two more buildings to the original plan. They are planning to keep the same color and architecture of the current buildings. to match the current buildings. There will be a single row of car parking and truck parking will be behind the building. Harold asked if the industrial buildings generate more money for the city than the residential zones. Steve P. responded that the city gets 55% of the residential value taxed and the industrial buildings they get 100% of the value taxed. MISCELLANEOUS M-2-2019 Petition by ENSIGN ENGINEERING requesting a landscaping exception for Anaya’s Market. The property is located at 4122 South 4000 West on .76 acres and is zoned C-1 (Neighborhood Commercial) (Staff- Jody Knapp at 801-963-3497). Discussion: Jody explained that Anaya’s Market turned in a façade remodel application. The permit valuation is over $50,000 dollars so it is required to meet the landscaping code. There currently isn’t any room on the property to add the landscaping. There is construction on that road, however they will not need any more of the property ‘s land to finish the road. Jody then explained and showed slides of the same location in the 1960’s and 1980’s. The land did not have any landscaping at that time. Jody stated that with the construction the City is replacing the gutters and adding trees. So, with the addition of those tree’s this would cover the landscaping and the expansion would be allowed. Jody also spoke to the owners about doing some other changes, such as improving the pole sign, resurfacing the parking lot (currently cannot see the parking stalls) and adding a new dumpster  enclosure. The owner is not wanting to do anything about the sign now but will repaint the stall lines for parking and possibly the resurfacing. Bret stated that he feels it is best to resurface and not just paint the parking lot for overall appearance. DISCUSSION ITEMS Presentation from University of Utah student group on Metro Business Park/Chesterfield area. Discussion: This discussion was presented by Mackenzie Bennett, Christian Jou, Marta Dopita and Alex Kenny Mackenzie explained how they are University of Utah students majoring in urban ecology. They were asked to do a project located in a municipality. The focus of this project is on the Chesterfield area where the population is young, diverse and has a higher poverty level than the surrounding areas. Alex stated that this land is mainly flat and located in a flood plain with high liquefaction potential. Chesterfield is also lacking in any attraction for the public. Christian then elaborated on the traffic flow in the area and how it has decreased on Redwood Road. He also explained that there is not much public transportation and/or other means of travel in the Chesterfield area and adding in public transportation could help the population and economic growth. Marta explained that the build environment in Chesterfield is mostly A (agricultural). The current housing situation is in fair to poor condition and she only expects there to be 25-30 years of remaining economic life remaining. Chesterfield has 18.68 acres of vacant land with wide roads, lack of sidewalks, signage and lighting. With utilization of the Jordan River and more transportation there is a possibility of growth in the area. Mackenzie explained the three phases they propose to develop the area. The phases are purposefully scheduled to take more time because the current population of Chesterfield has been there for many years and might have a hard time with lots of changes upfront. Phase 1 (1-10 years) The group would like an increase housing using the KSOP want area as a hub because it is the central location. Adding food truck roundup at Jordan parkway where there are not many areas to eat in this location.  Phase 2 (10-20 years) Implement high density housing. Put a local restaurant in place of two existing buildings, add strip malls, surgically redevelop some of the homes in Chesterfield and add a bridge from the park. Phase 3 (20-30 years) They feel that the structures will no longer be economically sustainable. Maybe consolidate some of the parking. Because of the lack of restaurants, add booths for coffee shops etc. Also, a multipurpose center. Some higher education buildings. Smaller businesses to possibly have lower startup costs. Their proposal would keep most of the current agricultural public draw and at the same time increase the population. Also, adding the public transportation to cut down on the air pollution. They would need to ask for a zone change in some of the areas to residential for the single-family homes. Clover asked if they talked to anyone in Chesterfield. Mackenzie explained they did not as they didn’t want to raise concern with the current population Matt agreed that some change would be good. The bridge would help access to the area without need to build new roads. Steve P. explained that there has been conversation about adding a bridge and it was stated that there was not enough room. Matt asked if they still wanted to keep the agriculture zone in their plan. They responded that they do because there is a big draw for that in the area currently. 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