Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting November 6th, 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 Mathew Lovato 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 Pastorik explained that this application will be creating a new Residential Sustainability (RS) zone. This zone’s maximum district will be 5 acres of land. Offset 8,000 sq foot lot. They are wanting to lower the energy consumption and water consumption in these new homes. One question is if this process is economically feasible. Will the energy and water conservation offset the cost of the build? They are also looking to put in a Steeper roof pitch to make it look more aesthetically pleasing. Planning Commission Study Meeting June 5, 2019 Page 2 Commissioner Fuller asked if the City is looking to decrease the size of the back yards on these RS homes? Steve stated that he isn’t seeing this to be their goal. The zone would mimic the current R-1-8 zone. Commissioner Woodruff asked what zones will be added to the current property. Steve presented slides to show all the current vacant property in WVC, (blue- vacant, orange- being reviewed now green – under construction now 10% of the land vacant at this time). 112 acres are not slotted for development at this time and can be used for the RS zone proposal. Commissioner Lovato asked why a developer would opt to do this. Steve explained that it would target a certain demographic that is interested in this green lifestyle. There was discussion between Commissioner Lovato and Steve about price of the build, and if this is something that would be a want from the public. Steve stated they wanted to start small at first and see how it goes. Commissioner Fuller stated that we should investigate this in an area that has options for walking and transit. The proposal for the 2-car garage should be looked at and used more for public/walking transit. Steve stated that we would want the building with a short transit to help with the environment. This is not a current requirement for this proposal, however it has been talked about. Commissioner Woodruff asked what the guidelines are for applying, how many sq. ft. Steve stated that all setbacks and sq. footage would be identical to the R18 zone. There was then conversation about affordability to apply for this R5 zone. Will it be financially possible for the public? They are looking at a smaller lot size to help with the cost of initial build. Therefore, this targets a certain demographic that is interested in this green lifestyle. Commissioner asked if there will be changes in the definition section of this zone? Steve stated they are just adding this zone to the original list, therefore adding to the definition. SUBDIVISION APPLICATIONS S-7-2019 Petition by BENCHMARK ENGINEERING, representing LEGACY PROPERTIES LLC, requesting preliminary plat approval for the Technology Drive Commercial Subdivision. The subdivision will consist of 2 lots on 5.2 acres, is zoned M (Manufacturing), and is located at approximately 3540 West Technology Drive. (Staff- Steve Lehman at 801- 963-3311) Discussion: Steve Lehman stated that Technology Drive is an existing larger piece of property, and the property owner wants to divide the South end where it isn’t used for his business. The owner states that this section of land could be Planning Commission Study Meeting June 5, 2019 Page 3 used for a better purpose instead of a parking lot. Commissioner Woodruff asked what the zone was, and Steve Lehman replied manufacturing. SMI-7-2019 Petition by STAY WVC LLC requesting preliminary approval for the Sage Valley Subdivision which amends Lot 1 of the JMYL Subdivision. The subdivision will consist of 2 lots on 10.6 acres, is zoned RM (Multiple Unit Dwelling Residential), and is located at 1770 West 4100 South. (Staff- Steve Lehman at 801-963-3311) Discussion: Steve Lehman stated that this land was plotted for the JMYL sub division. They are looking to create the property and hold it for subdivisions and townhomes. The issue with this plat is that it conflicts with the Jiffy Lube access to the west. Therefore, they are asking to coordinate one access as opposed to two for both locations. Steve Pastorik has talked with the developer. Steve Lehman stated one concern is not wanting to cut in to the Jiffy Lube location too much. Commissioner Fuller thought the townhomes where slated to be built first. Steve L. was not aware that this was decided. SMI-8-2019 Petition by DOMINION ENGINEERING, representing MTP WVC INDUSTRIAL PARK LLC, requesting preliminary plat approval for the West Valley City Industrial Park Subdivision. The subdivision will consist of 1 lot on 28 acres, is zoned M (Manufacturing), and is located at approximately 7301 West 5400 South. (Staff- Steve Lehman at 801-963-3311) Discussion: Steve Lehman discussed how a developer wanted to plat the subdivision with long cul-de-sac, however due to timing he is now proposing a one lot subdivision and dedication plat . They are dedicating property on 5100 stubs to the east with additional lots in the future. Ideally the roadway should be divided between the 2 properties and neither owner wants to be in control of the roadway. The roadway was moved to the east and now there is a gap that isn’t allowed. We are looking to shift the road. The property to the west is under contract. There is two ways to handle the situation. One is we are looking to shift the road to the west or get a quick claim deed from the land owner to the property owner to the west. CONDITIONAL USE APPLICATIONS CA-6-2019 Petition by VANZEBEN ARCHITECTURE requesting a conditional use amendment for an addition and expansion for Sprinter. The property is located at 5396 West 2400 South and 5393 West Lampert Lane on 3 acres and is zoned M (Manufacturing). (Staff- Jody Knapp at 801-963-3497) Discussion: Jody stated this is an expansion of what Sprinter built in 2016 want to add addition to the north end and expand three bays to the new building will match 6 office spaces, providing additional parking. The new building will look Planning Commission Study Meeting June 5, 2019 Page 4 like the existing building. They are looking to expand the Sprinter van area and add additional parking. Landscaping designed previously trees were put in now they need to finish landscaping along the font edge of the property. The land will be cleared of storage. On the east façade of the building they will add 3 more doors. CA-7-2019 Petition by TRUCKPRO LLC requesting a conditional use amendment for a vehicle storage lot and office. The property is located at 5137 West 2400 South on 7.11 acres and is zoned M (Manufacturing). (Staff- Jody Knapp at 801-963-3497) Discussion: Jody explained that the existing property was approved in 2016, truck and trailer storage lot pad 20,000 sf for storage. They didn’t know what the use was going to be, therefore they just approved the storage. There was back and forth communication on the use of the property. They had submitted a letter stating the use as a parking area or private storage lot. The building was going to be a restroom and office. This ended up not being the actual intention. They will be using the area for Amazon employees that drive Sprinter vans to swap vans inbetween shifts. The owner would like to sever a 1.2 arcer part that isn’t being used currently for the business. The vans will be onsite, however there will not be an office on the property. The owner initially stated that he wanted an office and he would then need to meet commercial standards now changed that thought to just using the building for a restroom and storage facility. There was a question about what the storage means to the business. Jody stated she would follow up. The building will need to be permanent and not on wheels as it is currently. Landscaping has already been finished. Commissioner Lovaito questioned if a new business model is needed. Jody stated that there was trucking company using the site and they have an actual building. This situation is unique in first wanting to have the building now just restroom. Steve Pastorik stated trucking related business is short term. However, “temporary” could mean 10 years. Commissioner Fuller asked if are these are empty trucks and the employees just swap the veichels? Jody confirmed yes. Commissioner Wood questioned if there is security gate or are the restrooms locked in anyway.Jody replied no it is not she will investigate how the restroom will be monitored, what hours the restrooms will be used and if a keypad is needed. C-19-2019 Petition by GODFREY TRUCKING requesting conditional use approval for master plan approval of the entire site. The property is located at 6173 West U-201 HWY on 40 acres and is zoned M (Manufacturing). (Staff- Jody Planning Commission Study Meeting June 5, 2019 Page 5 Knapp at 801-963-3497) Discussion: Jody stated that this is more of an update to get more information on paper (report) as to what is approved. Took all the property ,40 achers and sectioned it off. Jody then sectioned the property and approved different sections. Godfreys licensed sense 1969. Expanded further east over time. Primary office section 1, built 1999. Section 2 is a large piece of land in the middle of the property and was part of original approval. Owner plans on paving large area and plan on adding as much pavement as possible to help keep the trucks clean. The owner is wanting a long- term trailer for his office. Section 3- was originally a landfill in 1977 and 1981. Current owner moved into this land in 1989. This landfill has been capped and the owner is wanting to leave the land as is. Currently this land is a large mound containing a radio tower and fire hydrants. This is being labeled the boneyard. This is a manufacturing zone, so if anything with fluids need, to meet the fluid disposal plans. Section 4 was approved as a landscape company in 2001. That company has sense moved and now it is being used for trailer storage. Was surface with gravel, now needs to be paved for the trucks. Public works wants an overall plan, therefor as the development changes they can update and amend current plan. Section 5- no changes. Section 6- old original yard approved for trucking. Grandfathered, changes possible and will need to be looked at in the future. Frontage is pretty much done. With landscaping we do have a delay agreement subject to 710 uDOT changed their mind on what construction they are doing, acquired a bunch of right away, monitor construction. Will need 20 ft. of landscape entry. Discussion of employees living on the property and keeping trailers to live in. Not currently allowed and cannot be approved right now. Exercise to get everything in writing for zone establishment and if anything needs to be updated. C-20-2019 Petition by DEV GROUP requesting conditional use approval for a 430-unit apartment development. The property is located at 1776 West 4100 South on 8.56 acres and is zoned RM (Multiple Unit Dwelling Residential). (Staff- Brock Anderson at 801-963-3361) Discussion: Brock opened by stating that conditional use is wanted for this apartment building. Land was approved last year for zoning with development agreement, last month with city council. This is to make sure what they are applying for was in the development agreement. 430-unit apt. 6 stories. Planning Commission Study Meeting June 5, 2019 Page 6 Pedestrian connections need to all be included and established for 5 ft. sidewalk to They will have two accesses one off 4100 and another off Redwood Road. Commissioner Fuller asked if the different businesses be sharing the entrances with the apartments. Brock confirmed that they will share. Matt asked if the building was concreate. Brock stated that the first story will contain the gatehouse, wrapping parking on first floor. Also, the first story will be concrete then wood above that. First floor, there are 2 wings to the building. The second floor will have a courtyard area overlooked by apartments. Commissioner Lovato asked if they are needing 800 stalls needed for parking. Steve P answered that 500 stalls are needed then there will be surface parking containing 300 stalls surrounding the building. There will not be charge to park. Brock stated that we will need to address landscaping and the building materials. The front landscape was addressed, 20 ft. on the front side and 20 ft. on the west side. Brent had a concern that if approved we will just end up with a square box on the property. He stated that we should be informing everyone if there is a big change to the current approved plan and we should have it approved again. Steve P stated that once zoning is in place the zone is established and they can build within that zone. Brent stated that switching structural plans after zoning was established is a cause for concern. Also, the building was pushed further east, and the building layout changed. C-21-2019 Petition by LETICIA OJEDA requesting conditional use approval for an automobile service business. The property is located at 2545 S Decker Lake Lane on 0.95 acres and is zoned M (Manufacturing). (Staff - Brock Anderson at 801-963-3361) Discussion: Auto service is a conditional use. The business buys cars that need repair and sell them to other sellers so no customers on this location. No vehicles will be outside overnight. In the code for conditional use the 6 ft. masonry wall requirement is triggered and now there is just a chain-link fence. The Police department didn’t want the wall there for ease of patrol and blocking sight for possible criminal activity. Code can waive the requirement, but the landowner would need to have a deed restriction on property as to never build a solid wall. The repair work is done at this location; however, they will not be selling on this property. There is an opening in the fence. Original plan called for 4 ft. landscaping and that is no longer there so Brock will request to have it replaced. Put in the fence needs to be maintained. Call from property owner to the south with a concern about parking cluttering up the outside. Brock will state that the property needs to stay clear for thru traffic. If the door is zoned in it doesn’t need enclosure (current state).  Planning Commission Study Meeting June 5, 2019 Page 7 DISCUSSION ITEMS This discussion is regarding potential future locations of attached housing Steve P.explained that in September a moratorium was passed that first stated a zone change request will not be needed for up to 6 months it also prohibited any changes to the RM zone. There was a question about where, in the general plan additional multifamily townhomes, condo’s, and apartments can be. Steve then presented a map that showed the existing multifamily developments. He then pointed out the vacant land map where 10% of the city is left to develop. The green colored part of the map is where there is current interest from developers. Possible that J.C. Penny’s will be folding, so possibility of development there. Redwood drive-in could also have potential. Steve P. stated that we are looking for input on locations and possible potential for more growth. It was suggested that we place a new development near the train line or bus route. Steve P. then stated that part of the challenge is the fact the buildings are dated. Are we going to tear down that space. Matt asked if there is a way to make this vacant space more sellable. Steve P. explained that it comes down to economics, the current owner is already in a certain amount and doest want to sell with the possibility of taking a big loss. So, the current owners are looking to sell for commercial use as to not lose money. Steve P. also stated that developments are around train stations. Where owners are making a big investment they would like to have the certainty of the transportation. Commissioner Wood stated that she is not sure what to build in this location to better serve the city. There are dozens of tiny spots to develop there so it might not work in that location. Steve P stated that the city has a homeless taskforce trying to make it less convenient to sit in the city. Ther is talk about puting no soliciting signs up. City Council is looking to have it as park space. The concern with that is it could be too close to the shelter. There being no further business, the meeting adjourned at 5:10 p.m. Respectfully submitted, _______________________________________ Kirsten Hunt, Administrative Assistant