Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting October 7, 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 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 recapped the main issue with this application from the prior public hearing. The code requires the setback to be based on the future right-of-way for new buildings or new improvements. The subject location currently sits on an 80-foot ROW that will be expanded to a 106-foot right-of-way in the future. This would require an additional 13 feet of right-of-way dedication. There would not be enough room for the gas canopy when looking to expand the landscaping on the subject property's east side. The applicant stated he would look into expanding the west side of the drive approach. Steve sent a site plan to the applicant proposing to flip the building to face north to accommodate the setback requirement. The applicant stated this would not work due to the lack of distance between the building and the gas canopy. Currently, the applicant does not see a way to widen the landscape.  Steve then told the Planning Commission it was up to them if they want to have a development agreement making an exception on the landscaping or deny the request. Commissioner Woodruff asked if other properties have met the setback requirements. Steve said they have. However, the difference with this property does not have much wiggle room north to south. Commissioner Winters asked if there was a way to look at other businesses around the subject location to see if the setback requirement will affect more than one business. Steve said he could look at other businesses along 3500 South. He explained currently, there is only one other business in the area, a hardware store. Commissioner Fuller stated the hardware store doesn't seem to have much landscaping, and he asked if the setback requirement will affect them in the future. Steve explained there that is an exception if adding the additional landscaping cuts into a building or parking spaces. In such situations, the property would get a pass and not need to add the additional landscaping. ZONE TEXT CHANGE APPLICATION ZT-7-2020 Petition by WEST VALLEY CITY requesting a zone text change to create the Chesterfield Overlay Zone. (Staff – Steve Pastorik at 801-963-3545) Z-8-2020 Petition by WEST VALLEY CITY requesting a zone change to add the Chesterfield Overlay Zone. The properties are located generally between 2420 South and 2920 South and between 1680 West and the Jordan River on 202 acres. (Staff – Steve Pastorik at 801-963-3545) Discussion: Steve Pastorik explained this application is to create the verbiage for the Chesterfield Overlay Zone and the next application, Z-8-2020, is to apply the overlay zone to the Chesterfield area. Steve then discussed the background of Chesterfield and how it is unique to the rest of the City. He highlighted significant differences between Chesterfield and the rest of the City that inspired the overlay zone's creation. 1. Chesterfield lacks improvements (curb, gutter, sidewalk, and storm drains). 2. Portions of Chesterfield are in a flood zone, restricting them from having basements. 3. Chesterfield has smaller homes, and 95% of those homes are single story. 4. Chesterfield has a higher percentage of homes that are rented as opposed to owned. Steve then explained the standards for the overlay zone and how it differs from the current standards. Commissioner Lovato thanked Steve for the work he put into this application. He asked Steve if there is wording within the overlay zone that states multifamily dwellings are not allowed. Steve explained the overlay zone does not add verbiage to allow for multifamily homes. He pointed out the RM zone requirement of being within a half-mile of a TRAX station. Many Chesterfield residents spoke up at that time, stating they do not want multifamily in the area. City Council excluded the TRAX stations in Chesterfield from that RM zone requirement. So, the only place that could add multifamily units would be on Redwood Road. Commissioner McEwen feels if there is an area that needs to develop, it would be Chesterfield, and he struggles with the overlay zone lowering the standards. Steve understands Commissioner McEwen's concern and explained that Chesterfield residents  have spoken against large developments in the area where the homes are smaller than the rest of the City. The resident's resistance is what started the conversation about the overlay zone. Commissioner Winters likes that the overlay zone has higher standards; however, not so high that there would be a considerable disparity in the neighborhood. SUBDIVSION APPLICATION SMI-9-2020 Petition by KEN OLSON requesting preliminary approval for the Woodhollow Estates PUD Phase 4 Subdivision. The subdivision will consist of 9 lots on 2.7 acres. The proposed subdivision is located at approximately 6310 South 7020 West and is zoned R- 1-10 (Single Unit Dwelling Residential, minimum lot size 10,000 square feet). (Staff – Steve Lehman at 801-963-3311) Discussion: Steve Lehman explained that the subject property was not originally part of the Woodhollow Estates when approved as a PUD in 2005. The applicant is picking up the subject property to continue development there. In order to have R-1-10 zoning on this property, the applicant agreed to amend the original development agreement that would apply to this property and would also affect the remaining phases of Woodhollow. The amended agreement would up the standards previously approved for Woodhollow. Steve then went over the proposed amendments Commissioner Winters questioned where this property is zoned R-1-10; why is there a 7,500-foot lot allowed? Steve explained the smaller lot size is permitted as part of the original agreement. There being no further business, the meeting adjourned at 4:25 p.m. Respectfully submitted, _______________________________ Kirsten Hunt, Administrative Assistant