Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting July 1, 2020 The meeting was called to order at 3:30 p.m. by Chair Meaders using Zoom at https://zoom.us/j/95328405803 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, David McEwen, Clover Meaders, Darrick Porter, Harold Woodruff, Cindy Wood, Mathew Lovato and Martell Winters ABSENT WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Steve Lehman, Jody Knapp and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-3-2020 Petition by JOE SALISBURY requesting a General Plan change from Commercial/Light Manufacturing to High Density Residential (12 to 20 units/acre) and a zone change from A (Agriculture, minimum lot size ½ acre) and M (Manufacturing) to RM (Multiple Unit Dwelling Residential). The property is located at 2892 S Decker Lake Dr. on 16.05 acres. (Staff – Steve Pastorik at 801-963-3545) Continued from June 24, 2020 public hearing Discussion: Steve Pastorik stated there isn’t any new information to provide in regard to this application and it is possible the applicant will ask for another continuance. GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-6-2020 Petition by RUSSELL PLATT requesting a General Plan change from General Commercial to High Density Residential (12 to 20 units/acre) and a zone change from C-2 (general commercial) to RM (multiple unit dwelling residential). The property is located at 4565 West 3500 South on 3.07 acres. (Staff – Steve Pastorik at 801-963-3545) Discussion: Steve Pastorik presented the application. Steve explained that the applicant is looking to  redevelop the subject property into townhomes. He explained that the car lot currently located on the site would be demolished. Steve explained that the concept plan includes both front-loaded and alley loaded townhomes. He explained the density of the proposed development is higher than other townhome developments at 16 units/acre. Steve stated the applicant would need to work with Building Inspections on the open stairs to the rooftop patio to make sure they meet code, where this is a new concept. Commissioner Winters asked where the closest bus stop is to the subject location. Steve said he would check on the bus stop location and have the information at the next meeting. Commissioner Fuller thought there was a park and ride just up the street. Steve stated it is at least a mile away. Commissioner Woodruff pointed out the proposed site seems maxed out. He asked Steve if the applicant was planning on offering amenities or if the residents will need to use the park across 3500 South. Steve explained there would be green space between the alley loaded townhomes, the rooftop patios on the all townhomes, a playground and BBQ area. Steve explained the possibility of losing some of the units for more open spaces this could be addressed in a development agreement. Commissioner Wood expressed her concern about the dangers in crossing 3500 South to access the park. She also asked Steve what the staff thought of the modern design being proposed with the surrounding area being traditional. Steve explained there is some residential area to the south of the subject area, however having this development on 3500 South and having the commercial property on both sides, he doesn’t see the modern look as a concern. Commissioner McEwen stated this being a strange location for rooftop patios. He explained they would be looking down at commercial building rooftops. Steve agreed they would see the roofs; however, on top of a 3-story building, they would still have a great view of the mountains on both sides. Steve explained that any decision on land use should not be based on just revenue, but he did find that a project of this density would generate the same, if not more, revenue as a used car lot. Steve explained this being due to the increase in townhome prices. Commissioner Lovato asked Steve if the project on Redwood Road was built using the same developer. Steve confirmed it is the same developer. Commissioner Lovato stated he had driven by the development on Redwood Road, and there must have been a party in one of the units causing spillover parking into the street. His concern is this new development will have the same parking issue. Steve explained that the front-loaded townhomes would have a two-car garage and a driveway that could fit two more cars. He explained the alley loaded townhomes would have parking spots on the street as well as a two-car garage. Steve stated there would be between 3.5 and 4 parking spaces/unit. Steve Lehman then explained that Cobalt Landing has 3.9 spaces/unit, and he has not heard of any parking issues. ZONE CHANGE APPLICATION Z-4-2020 Petition by JEFFERY AND KRISTINE NAYLOR requesting a zone change from A (agriculture, minimum lot size ½ acre) to BRP (business/research park). The property is located at 1078 W Parkway Avenue on 0.8 acres. (Staff – Steve Pastorik at 801-963-3545) Discussion: Steve Pastorik explained the applicant owns the house to the east of the subject property, and they are looking to rezone this parcel to allow for a small warehouse and shop space. Steve pointed out the curb, gutter, and sidewalk have not been installed, and if the zoning is changed and they develop the property, this will be a requirement. Steve explained the applicants are looking to add 37 feet of the proposed lot to the adjacent lot containing their home. The 37 feet would remain in zone A. Steve stated another thing for the Planning Commission to consider is if the applicant builds just a warehouse on the subject property without a shop. If the applicant includes a shop, they would need to follow the commercial design standards; a warehouse alone would not need to meet them. Steve stated this could be addressed in a development agreement. Commissioner Porter asked Steve if the applicant is planning on running a business out of the proposed building. Steve stated they are; they run a cabinet shop. Commissioner Fuller asked if Steve knew what type of equipment the applicant would have there. Steve stated he would follow up with the applicant on what kind of equipment they will be using. Commissioner Fuller stated his concern is the possibility of sawdust and noise close to the Jordan River Parkway. SUBDIVISION APPLICATIONS SMI-2-2020 Petition by ELLIOTT SMITH, representing Robert J Defa et al, is requesting a minor subdivision approval for the TerraForm Commercial Subdivision. The subdivision will consist of 2 lots on 5 acres. The subdivision is located at approximately 4700 South 5600 West and is zoned M (Manufacturing). (Staff – Steve Lehman at 801-963-3311) Discussion: Steve Lehman explained the subject property extends to the north of the railroad tracks; however, this application is pertaining to the 5 acres to the south of the railroad tracks. Steve stated the applicant is looking to subdivide the subject property into two lots. 7- 11 will be using one acre of the land at the corner of 4700 South and 5600 West to build a store. Commissioner Winters asked if Steve knew what the other 4 acres will be used for. Steve stated he isn’t sure at this time. SMI-3-2020 Petition by SCOTT HELM, representing the property owner, is requesting a minor subdivision approval for the Phil’s Farm Subdivision. The subdivision will consist of 7 lots on 2.4 acres. The subdivision is located at approximately 4180 South 4625 West. (Staff – Steve Lehman at 801-963-3311) Discussion: Steve Lehman stated the subject property was recently rezoned from A to R-1-10. He explained the proposal for seven lots will have a density of 3 units/ acre, and there is a  stub street to the south of the subject property that will extend into the proposed subdivision. SMI-4-2020 Petition by CHRIS POULSEN, representing the property owner, is requesting a minor subdivision approval for the Sadeghi Subdivision. The subdivision will consist of 4 lots on .90 acres. The proposed subdivision is located at approximately 4160 South 6000 West and is zoned R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet). (Staff – Steve Lehman at 801-963-3311) Discussion: Steve Lehman explained the subject property is located to the south of a Maverick store and the lot was rezoned from M to R-1-8. The access to the proposed subdivision will be gained from Rushford Court. Steve stated that the staff recommends a fence be put in between the Maverick and the proposed subdivision, and he will speak to the developer about the type of fence to be put in. DISCUSSION ITEM WVC Active Transportation Plan Discussion: Steve Pastorik presented the active transportation plan. He explained how in 2018, the City secured a grant through the Wasatch Front Regional Council for $75,000. Using the grant money, the City retained an engineering firm to help develop the active transportation plan. Steve pointed out the three goals of the plan; enhance pedestrian traffic safety, increase the amount of active transportation activity, and increase the lane miles for active transportation. Steve explained this discussion item is to allow time for the Planning Commission to review the transportation plan before the July 22, 2020, public hearing, when this will be a General Plan Change application on the agenda. There being no further business, the meeting adjourned at 4:35 p.m. Respectfully submitted, _______________________________ Kirsten Hunt, Administrative Assistant