Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting September 18, 2019 The meeting was called to order at 3:33 p.m. by Clover Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, Clover Meaders, Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff ABSENT David McEwen WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Steve Lehman, and Jody Knapp WEST VALLEY COMMUNITY AND ECONOMIC DEVELOPMENT Margo Hoyt WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill ZONE TEXT CHANGE APPLICATION ZT-13-2019 PETITION BY BRYAN FLAMM REQUESTING AN AMENDMENT TO THE WEST VALLEY CITY GENERAL PLAN BY RECLASSIFYING A PORTION OF THE FOLLOWING DESCRIBED PROPERTY FROM COMMERCIAL/LIGHT INDUSTRIAL TO MEDIUM DENSITY RESIDENTIAL (7 TO 12 UNITS/ACRE) AND A ZONE CHANGE FROM M (MANUFACTURING) AND A (AGRICULTURE, MINIMUM LOT SIZE ½ ACRE) TO RM (MULTIPLE UNIT DWELLING RESIDENTIAL). THE PROPERTY IS LOCATED AT 2882 SOUTH DECKER LAKE DRIVE ON Planning Commission Study Meeting September 18, 2019 Page 2 16.05 ACRES. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik explained that the City Council passed a moratorium covering two things: 1. For up to six months we will not process any zone changes to the RM (Multiple Unit Dwelling Residential) zone. 2. This moratorium also prevents any changes to the Code dealing with RM housing. Steve Pastorik mentioned that this application and the following (both regarding RM zoning) were turned in to the City prior to this moratorium. Any applications regarding the RM zone which are filed during this moratorium will be held until the moritorium ends. Steve Pastorik recapped that in order for a property to be rezoned to RM, it must be at least two acres. If the property is under two acres, it must be be proposed for redevelopment. An exception will be made if the property is located within ½ mile of Fairbourne Station or adjacent to a major street. The City Council added that rezoning to RM could also be within ½ mile of the West Valley Central light rail station. Commissioner Winters asked what will happen during this moratorium process. Steve Pastorik answered that information is being gathered to present to the City Council, such as: where existing RM developments are, RM developments that are in the pipeline but are not yet built, where RM may be built according to our Master Plan, and where more RM developments could possibly be placed. Through this process, we will determine if our Master Plan or City Code needs to be changed in regards to RM developments. GENERAL PLAN/ZONE TEXT CHANGE APPLICATION GPZ-4-2019 PETITION BY BRYAN FLAMM REQUESTING AN AMENDMENT TO THE WEST VALLEY CITY GENERAL PLAN BY RECLASSIFYING A PORTION OF THE FOLLOWING DESCRIBED PROPERTY FROM COMMERCIAL/LIGHT INDUSTRIAL TO MEDIUM DENSITY RESIDENTIAL (7 TO 12 UNITS/ACRE) AND A ZONE CHANGE FROM M (MANUFACTURING) AND A (AGRICULTURE, MINIMUM LOT SIZE ½ ACRE) TO RM (MULTIPLE UNIT DWELLING RESIDENTIAL). THE PROPERTY IS LOCATED AT 2882 SOUTH DECKER LAKE DRIVE ON 16.05 ACRES. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik said that in 2013 the property owner requested a zone change for apartments that was denied by both the Planning Commission and City Council. Now the owner is proposing an office/warehouse on four acres of the property and a rezone of 11 acres for a combination of front and alley loaded medium density rental townhomes. Steve Pastorik said the property owner conveyed that he has had a difficult time marketing the property with other uses. The property owner feels he will be successful in marketing 4 acres of the site as office/warehouse, but there is not Planning Commission Study Meeting September 18, 2019 Page 3 enough demand to make the entire site light industrial. SUBDIVISION APPLICATION S-6-2019 KEVIN NEWMAN, REPRESENTING GERALD AND OLIVE BAILEY, IS REQUESTING PRELIMINARY APPROVAL FOR THE BAILEY ACRES SUBDIVISION. THE SUBDIVISION WILL ALSO AMEND AND EXTEND LOT 1 OF THE JONESDALE SUBDIVISION NO. 7. THE PROPOSED SUBDIVISION CONSISTS OF 6 LOTS ON 1.6 ACRES. THE SUBDIVISION IS LOCATED AT APPROXIMATELY 3600 SOUTH 5600 WEST AND IS ZONED R-1-8. (STAFF - STEVE LEHMAN AT 801-963- 3311) Discussion: Steve Lehman said access to this subdivision will be from 5650 West. There is an existing home to the north that fronts 5600 West and a duplex that fronts 5650 West, which will both stay. The subdivision plat will create three new large lots, zoned R-1-8, and will amend lot 7 of the Jonesdale subdivision, extending it to the north. Steve Lehman observed the private road is not deep enough to require a hammerhead for a fire truck turnaround. He reported that the Fire Department is amenable to not requiring a turn around. To access the property, the Fire Department may either pull into the property, then back out, or park along 5650 West. Steve Lehman said he spoke to the owner about the possibility of a hammerhead turn around. The owner is concerned that people would park their cars on it. It was decided that no connection will be made to lot six via the private drive. The sidewalk is an integral curb/gutter/sidewalk along 5600 West. A 6’ masonry wall will be required along 5600 West. The area behind the sidewalk and to the masonry wall will be stamped/colored concrete for low maintenance. Steve Lehman reported that one neighbor expressed that he does not want high density housing on this property. Steve Lehman emphasized these will be nice homes that will comply with current standards. The developer is excited to move forward with this project. CONDITIONAL USE APPLICATION ZC-15-2019 APPLICATION BY WARD ENGINEERING GROUP REQUESTING CONDITIONAL USE FOR HIGHLAND GOLF EXPANSION. THE PROPERTY IS LOCATED AT 1331 WEST 3300 SOUTH ON 2.14 ACRES AND IS ZONED M/C2 (MANUFACTURING/GENERAL COMMERCIAL). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp announced that Plaza Cycle has been sold and is now Planning Commission Study Meeting September 18, 2019 Page 4 called Karl Malone Motor Sports. She noted that Highland Golf previously shared some of the property with Plaza Cycle, but is now planning on consolidating the entire facility to the neighboring property where their warehouse currently sits. They purchased additional property with plans to demolish the existing building and add on the Highland Golf warehouse. The new location will house a showroom, warehouse, parts sales, and golf cart repair facilities. Jody Knapp explained the reason this application is coming before the Planning Commission. The facility is currently zoned M in the Jordan Overlay Zone. Originally, one of the uses prohibited in the Jordan Overlay Zone was RV sales. Jody Knapp detailed that as part of the Title 7 clean-up, many uses were consolidated together under one category. Motorized outdoor recreation equipment is now prohibited in the overlay zone. City Code says if an existing business wants to expand, it needs to come before the Planning Commission for approval. Jody Knapp confirmed the building will be masonry and the 3500 South streetscape and Commercial Design Standards are required. 5% landscaping is required and 10% landscaping is planned. The width of the right of way will not change. The layout within the right of way will be changed by removing the sidewalk and adding a berm and street lighting. Jody Knapp said a Quester gas facility is on one side and there is an existing pole sign and an open ditch on the other side. The owner must work with the City to determine how the sidewalk will be connected to thse properties. There being no further business, the meeting adjourned at 4:07 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant