Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting December 2, 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 ZONE TEXT APPLICATION ZT-8-2020 Petition by WEST VALLEY CITY requesting a zone text change to add specific fence regulations to properties along 4100 South between Redwood Road and 8400 West. (Staff – Steve Pastorik at 801- 963-3545) Discussion: Steve Pastorik stated that the City has been working on the road reconstruction project along 4100 South. As part of that project, he explained that the City is putting in a new precast wall where we have lots backing up to 4100 South and wrought iron fences on homes with the front yard facing 4100 South. Steve explained that the City is also offering to put up wrought iron, front yard fences on homes outside the project during this time. The City’s Public Works Department Director, Russ Willardson added that there have already been applications to replace fences outside of the project area, and they will be taking this to the City Council in January. Commissioner Lovato said in the email he received it stated the project runs to 8400 West. He asked if West Valley City runs to 8400 West or only to 7200 West. Steve explained both sides of 4100 South run to 7200 West, but then the south side continues to 8400 West. Commissioner Winters asked if this project is specific to the area’s east of Bangerter on 4100 South. Steve said the project would go to Redwood Road, east of Redwood, and there are only back yards facing 4100 South. Commissioner Winters asked if they have an existing fence that needs to be replaced in the front yard, would they be required to use the rod iron fence. Steve said they would keep things uniform along that street.  Russ explained this project desires to improve the looks of the City. Financially we could not afford to put in new walls/fencing to cover the entire City at once, so we start with 2700 West and 4100 South. Steve said that other areas had been identified as needing improvements, and we will continue working on new walls/fencing along arterial streets as funds become available. Commissioner Lovato asked Steve if the property owners can ask the City for repairs in the future. Steve explained if the damage occurs after the project, the owner would need to pay to fix the fence, and there is verbiage within the ordinance that states the fence needs to be a three railed fence. ZT-9-2020 Petition by RANDY MOORE requesting a zone text change to define qualified 55 or older development and to allow properties with access and frontage on a street with a planned right-of-way width of at least 80 feet where a qualified 55 or older development is proposed to apply for the RM (Multiple Unit Dwelling Residential) zone. (Staff – Steve Pastorik at 801-963-3545) Discussion: Steve Pastorik explained this application has to do with conditions to make a property eligible for RM zoning. Randy Moore is looking to loosen the requirements to include senior communities on an 80 ft. right-of-way with a density of 8 units/acre. Steve then pointed out the areas in the City that would become eligible to apply including along; Parkway Blvd, with the most vacant land to become eligible. He then pointed out the four current senior communities within the City. These developments are around seven units/acre. Staff recommended that the proposal be for seven units/acre instead of 8 units/acre. Commissioner McEwen asked what the qualifications are for a senior community. Steve gave the HUD definition provided by Randy Moore. A senior community must have one person aged 55 years or older in 80% of its units. Commissioner Winters asked if the proposed addition to the RM zone would be if the property needs to be a senior community on an 80-foot right-of-way. Steve said that was correct. They would still need to apply for a zone change even if the property is eligible for RM zoning. Commissioner Winters asked Steve if smaller communities fare well in the City. Steve explained that smaller developments of duplexes and fourplexes have not fared well over time. As a City, we have not had much luck with them as far as management and maintenance are concerned. Larger developments managed by one entity can spread the cost of maintenance over more units, so they tend to be more sustainable that way. Steve stated the smallest existing senior condo community in the City is four acres. Commissioner McEwen asked if there have been any complaints about younger families moving into the senior communities. Steve is not aware of any complaints. He feels this is because of the HUD designation. Steve stated there could be some federal oversight, and he can look into that. Commissioner Wood has a relative that lives in a senior community in West Valley City. That relative has neighbors that have their children and grandchildren living with them. Commissioner Wood has recently had a conversation with someone who wondered who controls the age requirement in a 55+ community when the original owner sells or dies. So, she is curious if this can become a problem down the line. Brandon Hill explained the City usually doesn’t receive complaints like that where it is not governed by an ordinance or City regulation. He explained issues with younger people living in a senior community is privately enforced. Commissioner Fuller is concerned about a smaller community being able to enforce rules. He feels that the proposal should be for properties larger than two acres. Steve explained we could suggest the addition of properties being over 2 acres.  Steve reiterated this proposal is to allow them to apply for the zone change. The City would still have the opportunity to approve or deny the request. ZONE CHANGE APPLICATION Z-9-2020 Petition by ALLISON WITTE and BRETT GARRETT requesting a zone change from A (agriculture, minimum lot size ½ acre) to M (manufacturing). The property is located at 2454 S 5600 W on 20.2 acres. (Staff – Steve Pastorik at 801-963-3545) Discussion: Steve Pastorik explained this proposal would rezone the subject property to the manufacturing zone. The parcel to the east is also part of this development proposal, but it is already zoned manufacturing. The request is to build a large distribution warehouse. Steve pointed out that the street to the south of the subject property is; 2540 South. He explained that the City had secured funding to extend 2540 South to the east and put in a new road extending north from 2540 South. So, the truck traffic will now have access to 5600 West along 2540 South to go up to 2400 South, which then 2400 South connects to 5600 West. Steve said the staff recommends a development agreement where the developer would dedicate the right-of-way to the City that will be used to develop. The developer would also reimburse the City for the utilities that go in the street. This development agreement will make the road construction a smooth transition. Commissioner Winters asked Steve to clarify the property location. Steve said until recently, this property was virtually landlocked in terms of a public street. Steve said that is why the County uses the address 2454 South 5600 West. Once the new roads are put in and the buildings are under construction, the address will be off the new streets. CONDITIONAL USE APPLICATIONS C-14-2020 Petition by ROCKWORTH COMPANIES requesting conditional use approval for an apartment development. The property is located at 3036 and 3078 South Decker Lake Dr on 2.79 acres and is zoned RM (Multiple Unit Dwelling Residential). (Staff – Brock Anderson at 801-963-3361) Discussion: Brock Anderson presented this application for an apartment development. He explained they have exactly the number of parking stalls required by code, so they can't afford to lose any spots. Commissioner McEwen recalled a discussion about the addition of parking spots on the land owned by Rocky Mountain Power. Steve Pastorik stated the applicant could not agree with Rocky Mountain Power, so they found a way to have all the parking stalls on their property. Brock explained there would need to be an addition of a pedestrian walkway from the adjacent hotel property to the sidewalk on Decker Lake Drive. Their current plan will replace the dirt with gravel, and the walkway will lead to a parking stall on the subject property. Brock stated the applicant is revising the walkway plan. Brock explained the development agreement has a list of materials that can be used; however, concrete is not on that list. The plans show the parking garage with a concrete exterior. Brock told the Commission he wanted to give them this information to see how they feel about using the concrete. He stated color could be added to provide more variation. Brock pointed out one more issue that will need to be addressed. The plans that he received this morning depicted exterior stairways that are not allowed by code. The applicant will need to address this issue. Commissioner Woodruff said he is okay with the concrete if treated somehow, such as a score pattern. He would not want to see a rough exterior where the forms have been removed. Commissioner Winters asked Brock if the parking garage can only be seen from the north and west-facing elevations. Brock said that is correct and that it will be quite visible from the streets. Commissioner Lovato said there is a way to plaster the concrete, so it looks better. He then asked if the rest of the structure is a wood frame. Steve Pastorik said the parking garage is concrete, and the units on  the first two levels that wrap around the garage are wood-framed and everything above the parking structure. Commissioner Lovato stated seeing these wood-frame structures popping up all over Salt Lake City and wondered if any had information on that frame's longevity. Steve Pastorik said the frame does meet building code; however, he isn't sure about the longevity. Commissioner Fuller stated when they enclose the exterior stairways, they could lose parking spots, which could cause another issue. Brock agreed with Commissioner Fuller and said if that is the case, the applicant will need to either lose units or find another way to add any lost parking stalls. CA-4-2020 Petition by WASATCH FLEET SERVICE requesting conditional use amendment approval for an expansion of an office/warehouse and van equipment installation facility. The property is located at 2290 S. 5600 W. on .37 acres and is zoned LI (Light Industrial). (Staff – Jody Knapp at 801-963- 3497) Discussion: Jody Knapp explained, the applicant acquired property to the south, and the original plan was only to have access to the subject property off 5650 West. There is a delay agreement in place for those street improvements. With the expansion, the subject property can access 5600 South, which would solve fire access issues. However, UDOT would most likely require a median and turn/decel lane. The applicant is working with the fire department for what they need right now to open. Commissioner Winters asked Jody if there is a street to the south that will be going in. Jody said the 5600 West access is to the east, and there will not be access to the south. Commissioner Winters asked why the access off 5600 West needs to be a right in/out. Jody explained the access would be close to 201, and this is a large traffic area. So, they don’t want people trying to make a left turn crossing many lanes of traffic. Commissioner Winters pointed out the only alternative is making a U-turn, and he doesn’t feel that is much safer. Jody stated the median length is still unknown, and they are still waiting for an answer from UDOT. SUBDIVISION APPLICATIONS PUD-1-2020 Petition by RUSS PLATT requesting preliminary approval for the Alpizar PUD. This application is for a townhome community consisting of 50 residential units. The property is located at 4565 West 3500 South, is zoned RM (Multiple Unit Dwelling Residential) and is approximately 3.07 acres. (Staff – Steve Lehman at 801-963-3311) Discussion: Steve Lehman explained there is currently an automobile dealership on the subject property that will be replaced by the townhome community. Steve said there would be two different types of townhomes in this project, alley- loaded and front-loaded. He explained there is an old canall right-of-way or easement south of the subject property that is not being used and in the process of being abandoned. The city engineer will be assessing and contacting the canal company to see what will be done with that property. Commissioner Winters asked Steve if the open stairways on the east side are allowed by code. Steve said he does not believe any issues would preclude the development. Steve stated one concern would be the weather conditions on the open stairways. He will have more information on that in the staff report. SMI-11-2020 Petition by STEVEN FLORES requesting preliminary approval for the Flores Subdivision. The subdivision will consist of 2 lots on approximately .97 acres. The property is located at 2283 West 3800 South 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 this application is to subdivide the subject property into two lots. He explained there will be a new access on the west side for a new single-family home. SMI-12-2020 Petition by TYLER BODRERO requesting preliminary approval for the Wallace Stegner Academy Subdivision. The subdivision will consist of 2 lots on approximately 42 acres. The property is located at approximately 5990 West Parkway Boulevard and is zoned A (agriculture, minimum lot size ½ acre) and 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 this application is to divide the subject property into two lots. The smaller lot will be where the charter school will be located. The larger remaining parcel will be developed at a later date. Steve did receive one phone call from a resident concerned about the increase in traffic. Steve explained the plans for the school have not been turned in yet and any traffic issues will be addressed at that time. There being no further business, the meeting adjourned at 4:04 p.m. Respectfully submitted, _______________________________ Kirsten Hunt, Administrative Assistant