Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting September 16, 2020 The meeting was called to order at 4:00 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, Jody Knapp and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-7-2020 Petition by HOLIDAY OIL requesting a General Plan change from low density residential (3 to 4 units/acre) to neighborhood commercial and a zone change from R- 1-8 (single unit dwelling residential, minimum lot size 8,000 sq. ft.) to C-1 (neighborhood commercial). The property is located at 6443 West 3500 South on 0.34 acres. (Staff – Steve Pastorik at 801-963-3545) Discussion: Steve Pastorik explained the area surrounding the subject property. To the east is an existing Holiday Oil, to the west and south is residential, and to the north is a church. He explained this application would demolish a current convenience store, car wash, and the adjacent house to make way for a larger convenience store, car wash, and gas canopy. Steve stated the current right-of-way width for 3500 South is 80 ft. UDOT is looking to obtain additional right-of-way as part of the proposed expansion. Commissioner McEwen asked if there will no longer be an entrance off 3500 South. Steve said the applicant would need to come back with a detailed site plan. They will not be losing the access; they are proposing to shift it west. Commissioner Fuller asked how much property UDOT is looking to obtain. Steve said they mentioned 15 ft. The City’s Major Street Plan shows 106’ or an additional 26’.He explained if you split that number, it would be 13 ft. on both sides, and our plan will call for 13 ft. Commissioner Fuller stated the current plan wouldn’t work with the additional property. Steve said there would need to be some changes to account for the 13 ft. Commissioner Lovato asked Steve if the notices for this proposal have gone out yet. Steve said that they have. Commissioner Lovato feels this will significantly impact the house next to the subject property and asked if there has been any feedback yet. Steve has not received any phone calls or emails on this proposal yet. Commissioner Winters feels more comfortable that this proposal will be the same use, just closer to the home. Commissioner Lovato said they would be losing their buffer. Commissioner Winters addressed the applicant, who was on the call. He stated it would help to know the hours of operation, expected noise level, and other possible impacts to the adjacent residential area in preparation for the public hearing. CONDITIONAL USE APPLICATION C-12-2020 Petition by KEVIN MERRITHEW requesting a conditional use for a Duplex. The property is located at 2542 West Robin Road on 0.28 acres and is zoned R-2-8 (Two Unit Dwelling Residential, minimum lot size 8,000 square feet). (Staff – Jody Knapp at 801-963-3497) Discussion: Jody stated this application for a duplex came to us after a business license review. The subject property was originally constructed as a single-family home and, at some point, was converted to a duplex. They do have zoning for a duplex, so this is coming before the Planning Commission for a conditional use. The surrounding homes along Robin Road are also duplexes built in the late ’70s. The current owner purchased the home around 2017. The prior owner has since passed away. Therefore, it is hard for the current owner to find out the history of the subject property. Jody pointed out an issue where the upstairs and downstairs do not have an internal connection. Currently, you can access the downstairs unit via a door in the rear of the building. Jody stated speaking to the accessor about the subject property. He noted the records showing this property as a single-family home. When the building was sold in 2018, another assessment was performed, and a mother-in-law apartment tag was added. Jody explained the applicant has the proper zoning and wants to change the use. This change will require the applicant to meet the building code and parking standards. The building code has separation standards requiring the units to have separate furnaces, water, and electrical. Both units will need to have access to the controls for those utilities. The parking standards require two parking spaces outside of the front yard setback. Jody stated the subject property would need a total of four parking spaces. She explained there had been many conversations related to the parking. One thought is to remove the garage; however, this would be a challenge where there is one continuous roof covering the main building and the garage. Another idea is to convert the existing garage into a carport. Commissioner Lovato seems to remember that a required percentage of the front yard needs to be landscaped. He then asked Jody if this is part of the parking requirement. Jody explained that the front yard could be no more than a 40% hard surface. She stated the applicant doesn’t have much room to work with, so he might need a variance from the Board of Adjustments to put all four parking spots in his front yard. Jody explained the Planning Commission is just focusing on what parking spaces should or should not be covered. Commissioner Winters pointed out the minimal amount of covered parking in the surrounding area. He feels this property would be in line with the surrounding properties if the parking spots were not covered. Commissioner McEwen feels the property looks fine the way it is, and he would not want to see the roof being removed. Jody stated her staff report will list two options, one for four parking spots and the other for four parking spots with two of those spots being covered. At the end of the meeting, Steve Pastorik asked the Planning Commission if they would be interested in discussing changing the zoning for the locations zoned as a duplex, but the building is not a duplex. The Commission is interested in a discussion, so Steve will be adding this as a discussion item to a future agenda. There being no further business, the meeting adjourned at 4:04 p.m. Respectfully submitted, _______________________________ Kirsten Hunt, Administrative Assistant