Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting 7/3/2019 The meeting was called to order at 3:30 p.m. by Chair Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Clover Meaders, Darrick Porter, Cindy Wood, and Harold Woodruff ABSENT Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Steve Lehman, Jody Knapp and Margo Hoyt WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-3-2019 PETITION BY JESSE JENSEN REQUESTING AN AMENDMENT TO THE WEST VALLEY CITY GENERAL PLAN BY RECLASSIFYING THE FOLLOWING DESCRIBED PROPERTY FROM LOW DENSITY RESIDENTIAL (3 TO 4 UNITS/ACRE) TO GENERAL COMMERCIAL AND A ZONE CHANGE FROM R-1-8 (SINGLE UNIT DWELLING RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQ. FT.) TO C-2 (GENERAL COMMERCIAL). THE PROPERTY IS LOCATED AT 4612 W 3500 S ON 1 ACRE. (STAFF – STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated the applicant, Dr. Jesse Jensen, is proposing a one story dermatology office on this space. If C2 zoning is granted, the applicant is willing to sign a development agreement that would restrict the uses to be like the C1 zone. Steve Pastorik mentioned City Staff is agreeable to C2 zoning because there is also C2 zoning across the street. Steve Pastorik noted this particular piece is not eligible for townhomes. If this property was developed as R-1-8, only flag lots would work here.  Chair Meaders asked for examples of what can be in the C2 zone vs. C1. Steve Pastorik said automotive uses, fast food, or a convenience store may be in the C2 zone, but not in the C1 zone. Steve Pastorik said he will provide a table comparing the uses allowed in both zones. ZONE TEXT CHANGE APPLICATION ZT-8-2019 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT CHANGE TO DEFINE BOARDING HOMES AND TO ADD REGULATIONS FOR BOARDING HOMES AND DWELLING UNITS. (STAFF – STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik pointed out that we are seeing a lot of interest in duplexes and boarding homes within the City because of the tight housing market. Our code is not descriptive enough to make a distinction between what looks like a duplex or boarding house and a single family home. Some characteristics that indicate a duplex or a boarding house are more than one kitchen, a walk-out basement, homes converted to create more bedrooms, and more than one toilet and/or shower in one bathroom. Other indicators are multiple leases on the same house and the parking issues that come with that. Steve Pastorik showed a home with 18 bedrooms proposed in the same house, three bathroom stalls, and two toilet stalls. This is an extreme example of renting out a house by the room. Steve Pastorik identified what may be regulated by the City in a home, such as the architecture, room composition, the number of leases, and parking. Based on federal law, we may not regulate who can live in a home based on whether they are related. Some owners are turning their living rooms and dens into bedrooms. Steve Pastorik looked at the square footage of bedrooms compared to everything else in a home, based on common house plans. He found that the bedroom area ranged between 35% and 39% of the entire house. The boarding house with 18 bedrooms had 55% bedroom space. Steve Pastorik feels that bathroom, bedroom, and boarding room definitions need to be added to our zoning ordinance. A single family residential home may have one lease. The point when a home has two leases, it becomes a boarding home. This will still allow someone who owns a home and lives there to rent out a room, because there will only be one lease. The concern is that when people rent out rooms, they bring more vehicles. Building code issues also come into play, such as a hot plate in a bedroom that started a fire. Steve Pastorik said this zone text change is mainly targeted to existing properties. He realizes that parts of this zone text change will be difficult to enforce. A business license is required in order to have a rental property. Included in the business application will be detailed questions about how many leases will be had, etc. If someone is making false statements on their business license application and their business license is revoked, the penalty will be that person may not get a license for two years. These zone text changes will apply to all dwelling units: The area of the bedrooms will not take up more than 50% of the house. One toilet per bathroom, not counting a bidet. No more than one shower and bathtub in the same bathroom. There shall be no more than one door between a bedroom and any kitchen, living room, dining room, or famly room that is on the same floor as the bedroom.  Steve Pastorik said what is being produced is not a silver bullet, but will give the City tools to say what cannot be done. Some homeowners lease out their homes without a license. The City is made aware of this when complaints are received. Steve Pastorik asked the Planning Commission if they think this is an issue. Chair Meaders said a home with 18 bedrooms is not acceptable. Commissioner Lovato said some homes are terrible, like slums. Commissioner Fuller is aware of a property with 8-10 cars parked there daily. He reported that the legal department said there is nothing they can do about it. Steve Pastorik feels the most effective solution for the parking problems is to limit every house to two vehicles parking on the street. Homes with narrow frontage would only be allowed one car parked on the street. If a car does not have a parking pass, they will be ticketed. However, this will create a need for more enforcement. Chair Meaders mentioned SH (Supportive Housing) zoning. Steve Pastorik said we do not currently have any SH zoning within the City, but it could be requested. SUBDIVISION APPLICATIONS SA-2-2019 PETITION BY NATALIE NICHOLS, REPRESENTING AMERICA FIRST FEDERAL CREDIT UNION, REQUESTING A PLAT AMENDMENT TO THE AFFCU WEST VALLEY 3500 SOUTH SUBDIVISION. THE AMENDED PLAT WILL ADJUST THE PROPERTY LINE BETWEEN LOTS 1 AND 2 TO MAKE ROOM FOR MORE PARKING. THE PROPOSED SUBDIVISION IS LOCATED AT 3253 WEST 3500 SOUTH AND IS ZONED C-2 (GENERAL COMMERCIAL). (STAFF- STEVE LEHMAN AT 801- 963-3311) Discussion: Steve Lehman said there is not enough parking at the new America First Credit Union. This plat amendment will add room for another 12 parking spaces. Steve Lehman is not comfortable with a jog in the property line. He feels it will create a problem for the adjoining property when it is developed. Steve Lehman recommends the property line be squared up and the masonry wall be extended farther South. SA-3-2019 PETITION BY AYYOOB ABBASZADEH REQUESTING A PLAT AMENDMENT TO A PORTION OF LOTS 4, 5, AND 6 OF THE HUNTER HEIGHTS SUBDIVISION. THE AMENDED PLAT WILL CREATE ONE NEW RESIDENTIAL LOT AT APPROXIMATELY 5255 WEST 3990 SOUTH. THE SUBDIVISION WILL CONSIST OF 2 LOTS ON .43 ACRES AND IS ZONED R-1-8 (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET). (STAFF- STEVE LEHMAN AT 801-963- 3311) Discussion: Steve Lehman reported this property was recorded in 1959. The original lots were large and have since been divided, probably illegally. There is an existing single family home on the property that is being renovated. The Board of Adjustment previously approved a variance for this property. S-5-2019 PETITION BY KEN MILNE, REPRESENTING ARCADIA SP INC., REQUESTING PRELIMINARY SUBDIVISION APPROVAL FOR THE NEWTON FARM PHASE 3 SUBDIVISION. THE REQUEST FOR SUBDIVISION APPROVAL INCLUDES THE  VACATION OF LOT 114 IN NEWTON FARM SUBDIVISION PHASE 1B INCLUDING AN AMENDMENT OF LOTS 113 AND 115 IN SAID SUBDIVISION. THE PROPOSED SUBDIVISION ALSO INCLUDES A REQUEST TO VACATE 6470 WEST. THE SUBDIVISION CONSISTS OF 15 LOTS ON 6.17 ACRES, IS LOCATED AT 3740 SOUTH 6450 WEST, AND IS ZONED RE (RESIDENTIAL ESTATE). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman said this is a preliminary plat. Ken Milne, the developer, and the two adjoining property owners to the south do not want a connection into Phase 3 from 6470 West. Chair Meaders noted that there are other connections into this subdivision. Steve Lehman said when the connections were planned for this subdivision, they planned on 8,000 sqft lots, not 1/3 acre lots. City staff supports this proposal. Ken Milne will be responsible to install curb, sidewalk, and gutter across the frontage of 6470 West, as well as water detention to hold the surface water that would otherwise flow onto the field to the north. Steve Lehman showed the subdivision layout of the 15 lots. Because the property is on a cul-de- sac and traffic will be limited, Steve Lehman reported that the City traffic engineer is ok with a ten foot offset of the road leading to Rowen Cove across the street, as opposed to the five feet offset allowed. CONDITIONAL USE APPLICATION CA-3-2019 PETITION BY STEVE LAYTON REQUESTING A CONDITIONAL USE AMENDMENT FOR AN OFFICE/WAREHOUSE FACILITY. THE PROPERTY IS LOCATED AT 4387 WEST 2100 SOUTH AND IS ZONED M (MANUFACTURING) ON 11.74 ACRES. (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp said this property is currently a vacant lot. A concrete tilt-up building with different colored paint, wainscoat, columns, windows, and movement is proposed here with truck bay doors. There will be 80% warehouse space and 20% office space. Square footage will be just over 200,000. Jody Knapp reported there is a swale system along the primary road which has been working and is well maintained. The new roadway system will have truck access along the west side. There is a wetland portion on the south. The frontage of the golf course should be landscaped with trees. There being no further business, the meeting adjourned at 4:43 p.m. Respectfully submitted, ________________________________ Brenda Turnblom, Administrative Assistant West Valley City does not discriminate on the basis of race, color, national origin, sex, religion, age, sexual orientation or disability in employment or the provision of services. If you are planning to attend this public meeting and, due to a disability, need assistance in understanding or participating in the meeting, please notify the City eight or more hours in advance of the meeting. We will try to provide whatever assistance may be required. The person to contact for assistance is Brenda Turnblom, 801- 963-3282.