Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting April 21, 2021 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, Mathew Lovato, David McEwen, Clover Meaders, Darrick Porter, Harold Woodruff, Cindy Wood and Martell Winters ABSENT WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, Steve Pastorik, Brock Anderson and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney GENERAL PLAN/ZONE CHANGE APPLICATIONS 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 or steve.pastorik@wvc- ut.gov) Discussion: Steve Pastorik reminded the Commission that this application had been continued from last year to no date certain. He explained that this proposal is for a rental community incorporating townhomes and stacked flat units, two hundred and eighty-six units total. Steve said developments, such as the one proposed, are required to have five amenities as Planning Commission Study Meeting April 21, 2021 Page 2 outlined in the ordinance. This project has eleven amenities. However, some of the proposed amenities are outlined in the ordinance. As part of the development agreement, Steve said that the applicant is proposing to invest $540,000 into improving Decker Lake Park. Steve stated the required parking ratio is two parking spaces per unit. He explained adding driveway parking will increase that ratio to 2.8 parking spaces per unit. Steve said the proposed density is 17.8 units per acre, much less than recently developed multi-family rental projects. Steve said the applicant is looking for a reduction in the percentage of open space based on the extra amenities being proposed and the investment into Decker Lake Park. Commissioner McEwen asked Steve if he knew what the parking percentage is for the E- Gate apartments. He believes there are issues with the parking for that development. Steve Lehman said the original parking ratio for the E-Gate apartments was 2.7 spaces per unit. He explained they are now using the area upfront for overflow parking, and the City is asking for improvements to be made for that parking. Steve Pastorik thought the original parking ratio was 1.8 spaces/unit. Steve Lehman said he would look into the original ratio and follow up with the Commission. Commissioner Winters asked what percentage of landscaping is being proposed. Steve Pastorik said the first concept plan showed forty percent landscaping, and the second concept showed forty-two percent landscaping. Steve explained the requirement is fifty percent, and there are a couple of ways for the applicant to increase the percentage. For example, they could take out some driveways or parking spaces. They could also reduce the number of units. Commissioner Winters asked who would be responsible for maintaining the improvements to Decker Lake Park from the proposed investment. Steve said the County Parks Department would maintain it. Commissioner Fuller asked who would carry the liability for the park. Steve said the County. Commissioner Wood asked if there are any other townhome developments that are strictly rental within the City. Steve said that he knows of two and will provide that information to the Commission. Commissioner Winters asked if there has been any interest in putting a commercial property on the subject location. Steve said there was talk about light industrial, this would mean large warehouse buildings, and there isn’t much of a demand for that in this location. Commissioner Fuller said the subject property is too far away from the freeway for a warehouse to work. Commissioner Lovato feels this proposal is similar to a cottage-style development, and he is concerned about emergency veichles having easy access through the proposed property. He asked Steve if he could provide some information about emergency access using a concept plan for a similar development. Steve said he would try to have that ready for the public hearing. Planning Commission Study Meeting April 21, 2021 Page 3 GPZ-7-2021 Petition by UTAH AUTO BROKERS requesting a General Plan change from Low Density Residential (3 to 4 units/acre) to General Commercial and a zone change from R-1-12 (Single Unit Dwelling Residential, minimum lot size 12,000 sq. ft.) to C-2 (General Commercial). The property is located at 3229 S Redwood Rd. on 1.29 acres. (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson gave some background information about the subject property. He explained that the property owner had already owned the property to the west of the subject property, and they were granted a nonconforming use for that parcel. Brock explained that the Board of Adjustment granted an expansion of the non-conforming use to the subject property in January of 1993. He said the applicant is looking to use one of the buildings for their used auto sales business and lease out the other four new buildings to similar type businesses. Brock stated that if the Commission recommends approval of this application there will be a development agreement. He explained that within the development agreement these items will be addressed: 1. The street scape along the frontage of the subject property. 2. Maintenance needed for existing structures. 3. Right-of-way dedication, five-foot park strip and five-foot sidewalk along Lester Street. 4. Access will be removed off of Lester Street. The access to the subject property will be off of Redwood Road. Brock said that when the improvements are done along Lester Street, the existing masonry wall will be removed. He explained that the staff would like to recommend a new masonry wall be put in, even though it is not required by code. He asked to hear feedback from the Commission regarding the wall. Commissioner Woodruff asked if there had been any discussion about putting single- family homes along the front of the subject property to keep the residential feel of the community. Commissioner Fuller likes that idea as well. Steve Pastorik said staff could talk to the applicant about putting in a row of single-family homes along the frontage of the subject property. Brock will speak to the applicant and follow up with the Commission. Commissioner Lovato likes the masonry wall and isn’t sure what would happen if it was removed, leaving the property open. Commissioner Fuller said the lighting and speakers could be invasive to the neighbors and agrees with Commissioner Lovato. Commissioner McEwen asked if there is a plan for this area. He feels there are a mix of different zones surrounding the subject property. Brock said he can provide a broader view of the area for the Commission to provide a better depiction of the zoning in that area. Planning Commission Study Meeting April 21, 2021 Page 4 Commissioner McEwen said that there are many dealerships along Redwood Road that are either shut down or out of business. He isn’t sure that the City should continue to add dealerships along this road. Commissioner Woodruff said that he would think the frontage of a car dealership would be very important for the success of the business. Steve Pastorik explained that recently the online presence for car sales is more important than the frontage of the business. Commissioner Lovato would like to discuss fencing options, however, does not like the idea of a vinyl fence. GPZ-8-2021 Petition by MOORE HOMES LC requesting a General Plan change from Community Use to Medium Density Residential (7 to 12 units/acre) and a zone change from A (Agriculture, minimum lot size ½ acre) to RM (Multiple Unit Dwelling Residential). The property is located at 7147 W Parkway Blvd. on 6.72 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that the applicant will be looking to continue this application to the May 12, 2021 public hearing. SUBDIVISION APPLICATIONS S-2-2021 Petition by SHAUN JOHNSON requesting preliminary approval for phase 1 of the Weston Fields Subdivision. The subdivision consists of 20 lots and 1 Parcel on 6.3 acres of property. The subdivision is located at approximately 6840 West 4100 South and is zoned R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 sq. ft.). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that the slide showing this parcel has it divided into two sections, one for phase I and the other for phase II. He said the applicant could request this subdivision where the property is already zoned R-1-8. Steve stated that lots 309 through 312 and 1107 on the east side of the property have existing fences from years ago. He explained that the developer could go to each owner and negotiate the relocation of the fence. However, that would be a complex process. So, the developer decided to include and amend those lots as part of the subdivision. Steve explained that there would be access to the subject property through the Brookfield Subdivision to the east and from 4100 South and from a secondary access via a stub street connected to the property zoned RE to the west. He said there is also a cul-de-sac on the property's most southeast corner to allow vehicles to turn around. Steve is not sure who the builder will be for this property yet. Planning Commission Study Meeting April 21, 2021 Page 5 CONDITIONAL USE APPLICATIONS C-7-2021 Petition by FURST CONSTRUCTION requesting conditional use approval for outdoor RV Storage. The property is located at 2518 S. Anna Caroline Dr. on 1.92 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497, jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained Cabco would use the subject property for outside RV storage. She said there would be an eight-foot masonry wall around the perimeter of the property. Jody stated the applicant is showing landscaping along Anna Caroline Drive. However, they will need to add some landscaping, to the interior of the property as well. She has discussed this with the applicant. Jody said that UDOT had added stamped concrete along Anna Caroline Drive in front of their property. She explained that stamped concrete is not a requirement per the City ordinance. Jody spoke to Public Works and the applicant about this, and the applicant will put in lawn or rock. She said this would be consistent with the south end of Anna Caroline Drive, and the placement of lawn or rock was approved during phase I of this project. C-8-2021 Petition by TERRAFORM COMPANIES, LLC requesting conditional use approval for a Mister Carwash facility. The property is located at 2055 W. 3500 S. on 1.78 acres and is zoned C-2 (General Commercial). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained this application is coming before the Commission because it is for a carwash located adjacent to residential property. She said there would be landscaping and a block wall added to the west side of the subject property, closest to the residential property. In addition, Jody explained the parking and vacuum stalls would be located on the east side of the property, reducing any noise disturbance. Commissioner McEwen is concerned about the City’s plan for this location along Redwood Road and 3500 South. He said there are many car dealerships and car washes and not much else, making residents in this area need to shop outside of West Valley City. Jody said this is the third proposal for the subject location, so she isn’t sure what other type of business would fit in this location. Commissioner Winters asked what the zoning is for the subject area. Jody said it is zoned general commercial. There being no further business, the meeting adjourned at 4:53 p.m. Respectfully submitted, Planning Commission Study Meeting April 21, 2021 Page 6 ____________________ Kirsten Hunt, Administrative Assistant