Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting October 2, 2019 The meeting was called to order at 3:30 p.m. by Clover 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, Martell Winters, Cindy Wood, and Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill ZONE TEXT CHANGE APPLICATION ZT-14-2019 PETITION BY WEST VALLEY CITY TO AMEND SECTION 7-7-105.5 REGARDING CANNABIS PRODUCTION ESTABLISHMENTS AND MEDICAL CANNABIS PHARMACIES. (STAFF – STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik said new provisions of the State code were adopted a couple of weeks ago. The purpose of this application is to bring City code in line with State code. Commissioner Winters asked if these changes will make a considerable difference in the locations where cannabis production and sales are allowed within the City. Steve Pastorik answered no, State code is already restrictive. GENERAL PLAN/ZONE TEXT CHANGE APPLICATION GPZ-5-2019 PETITION BY RUBEN SALAZAR REQUESTING AN AMENDMENT TO THE WEST VALLEY CITY GENERAL PLAN BY RECLASSIFYING A PORTION OF THE FOLLOWING DESCRIBED PROPERTY FROM Planning Commission Study Meeting October 2, 2019 Page 2 RURAL RESIDENTIAL (1 TO 2 UNITS/ACRE) TO LARGE LOT RESIDENTIAL (2 TO 3 UNITS/ACRE) AND A ZONE CHANGE FROM A (AGRICULTURE, MINIMUM LOT SIZE ½ ACRE) TO R-1-7 (SINGLE UNIT DWELLING RESIDENTIAL, MINIMUM LOT SIZE 7,000 SQ. FT.). THE PROPERTY IS LOCATED AT 2545 SOUTH LESTER STREET. ON 0.89 ACRES. (STAFF – STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik said the property owner would like to split his property in half and built a new home on the north. He showed aerial photos indicating that most of the lots in the area do not meet frontage requirements. Steve Pastorik said the City Council wants to hang on to the larger lots, however, smaller lots are more in line with the lots across the street. Commissioner Fuller asked about the status of the proposed Chesterfield Overlay Zone. Steve Pastorik said, per City Manager instructions, the ordinance has been put on hold to allow the City Council to focus on higher priorities. Commissioner Winters feels that because most of the surrounding homes are small, changing the zoning to allow this lot to be split will help it to fit in better. SUBDIVISION APPLICATION PUD-2-2019 MARK GARZA IS REQUESTING PRELIMINARY APPROVAL FOR THE ERIN HILLS PLANNED UNIT DEVELOPMENT. THE PROJECT CONSISTS OF 130 TOWNHOME UNITS, 2 SINGLE FAMILY LOTS, AND 2 COMMERCIAL PAD SITES ON APPROXIMATELY 14.4 ACRES. THE PROPOSED DEVELOPMENT IS LOCATED AT APPROXIMATELY 3625 SOUTH 5600 WEST AND IS ZONED RM (MULTIPLE UNIT DWELLING RESIDENTIAL), C-2 (GENERAL COMMERCIAL), AND R-1-18 (SINGLE UNIT DWELLING RESIDENTIAL, MINIMUM 8,000 SQUARE FEET). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated, other than a few homes, most of this property is vacant. In January 2019, this property was rezoned and was granted an exception for frontage through the development agreement process. Steve Lehman showed how the Mountain View Corridor will tie in with this property. There will be 54’ right of way access to the property. As part of the development agreement, the HOA will maintain the landscaping along the road. Steve Lehman said there will be 130 townhome units on 14.4 acres with two commercial pad sites. Density is roughly 9 units per acre. There will be 2 and 3 story unit types with patios and balconies. Materials will be brick, stone, fiber cement siding, and stucco. Amenities include a large central landscaped area, a sport court, pavilion, barbeque area, and a tot lot. There will be a walking path around the entire development with connectivity from the roads to the amenities. Planning Commission Study Meeting October 2, 2019 Page 3 There will be a 6’ masonry wall along 5600 South and the east boundary of the subdivision. 10’ of landscaping will also be installed outside the masonry wall along 5600 South. Steve Lehman feels this project is a good fit for the site. SA-7-2019 JOE ANN TERBURG IS REQUESTING A PLAT AMENDMENT OF LOT 2 IN THE FMC WEST VALLEY SUBDIVISION. THE APPLICATION WILL CREATE AN ADDITIONAL LOT FROM THE EXISTING LOT 2 FOR A NEW MEDICAL OFFICE BUILDING IN THE C-2 ZONE. THE NEW LOT WILL BE APPROXIMATELY .46 ACRES IN SIZE AND IS LOCATED AT APPROXIMATELY 4135 WEST PIONEER PARKWAY (3390 SOUTH). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman said a subdivision plat for the Jordan Valley Hospital, West Valley campus was approved a few years ago. A new medical office building is now being proposed. The building will be over 24,400 sqft with a pharmacy drive through. The remainder of the property will remain a parking lot for the foreseeable future. CONDITIONAL USE APPLICATIONS C-16-2019 PETITION BY INTERMOUNTAIN TRAILER DEVELOPMENT REQUESTING CONDITIONAL USE FOR A TRAILER STORAGE LOT. THE PROPERTY IS LOCATED AT 5503 WEST LAMPERT LANE AND IS ZONED M (MANUFACTURING) ON 3.73 ACRES. (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp said this property will provide overflow truck parking for the lot to the north. Streetscape improvements will be installed and the property will be paved. The cul-de-sac access will be improved and landscaped water detention areas will be installed. Jody Knapp is excited to see this property improved. C-17-2019 PETITION BY TEANCUM PROPERTIES REQUESTING CONDITIONAL USE FOR OUTSIDE STORAGE OF CONSTRUCTION EQUIPMENT AND RENTALS. THE PROPERTY IS LOCATED AT 6885 WEST 2100 SOUTH AND IS ZONED M (MANUFACTURING) ON 14.16 ACRES (22.65 ACRES). (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp said this will be a secondary overflow lot for construction equipment and bulk materials for Teancum Construction. Rubber tired vehicles need to be on pavement and heavy tracked equipment may be on gravel or asphalt. Planning Commission Study Meeting October 2, 2019 Page 4 Jody Knapp reported that the Fire Department will require that the road be engineered so that it can hold up to 80,000 pounds of emergency equipment. The access will be paved. There is a large water detention area on the property. The property has frontage along 2100 South. Pavement will be added, with a delayed agreement on curb, gutter, and sidewalk. There is a large wetland area that limits the usable space of the property. 20’ of landscaping will be provided along the frontage of the property. Outside storage must be screened from public view. Screening may be difficult because of the large area of the site. Commissioner Winters feels that shrubbery will provide the necessary screening, noting the benefit of using schrubbery is that it cannot be tagged. There being no further business, the meeting adjourned at 4:25 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant