Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting May 5, 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, Jerry Thompson, and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney ZONE TEXT CHANGE APPLICATIONS ZT-2-2021 Petition by WEST VALLEY CITY requesting a zone text change to add regulations for internal accessory dwelling units. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov). (Continued from April 14, 2021 public hearing) Discussion: Steve Pastorik said Jerry Thompson, West Valley City’s Chief Building Official, will be explaining the state code before HB82 and the state code now, under HB82. Jerry gave an example of a building owner looking to rent out the basement. He explained before HB82; the City would view this as two units in one building; requiring a two-hour separation, the possibility of sprinklers, and access to the utilities for both units. Jerry said under HB82, the City is looking at the rental as a single-unit dwelling. He said the rental must be within the footprint of the building and owner-occupied with Planning Commission Study Meeting May 5, 2021 Page 2 one lessee requiring a modified separation, does not require fire sprinklers, access to other areas of the residence can be restricted, both units do not need access to utility services and disconnects and mechanical units would not need to be separate for each unit. Commissioner Winters asked if this bill intends to create more affordable housing. Jerry and Steve both said yes. Commissioner Winters asked if a business license is required to rent out part of a house? Steve said a business license would be required, and part of the reason for that is to make sure the owner is living in the residence. Commissioner Lovato asked if there is any regulation for parking. Steve explained state law does require one additional parking space beyond what is already required. He said we couldn’t require more than that, but we can require one. ZONE CHANGE APPLICATIONS Z-3-2021 Petition by RUSSELL PLATT requesting a zone change from C-2 (General Commercial) to RM (Multiple Unit Dwelling Residential). The property is located at 3995 S Redwood Rd. on 1.04 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that the applicant is proposing an alley-loaded townhome development on the subject property. He said they would be 1444 sq. ft with a rooftop deck. In addition, Steve stated that the road along the north side of the property would be private and extend further than it needs for extra green space. Steve explained that the applicant could apply for RM zoning because the subject property has access and frontage off of Redwood Road. Steve stated the density for this type of project has typically been 12 units/ acre. However, the applicant is requesting a density of around 14 units/acre as the foundation still needs to be removed before they can build. Steve said staff feels categorizing the foundation as a structure is a stretch and recommends a density around 12 units/acre. Commissioner Woodruff asked Steve where a visitor would park and enter the unit. Steve said they would park in the driveway and walk to the entrance on the south side of the building. Commissioner Winters asked if the buildings that existed on the subject property were removed a while ago or just recently. Steve said he was not sure, but he will look into it. Commissioner Winters said he isn’t sure townhomes are a good fit in this location, but he also does not know what would fit better. He then stated that the color of the building is flat and asked if there is a requirement for color contrast. Steve said color contrast is not covered in the code. However, he can request the applicant add more of a contrast in color to the outside of the building. Steve Planning Commission Study Meeting May 5, 2021 Page 3 explained that the color change is generally seen in coordination with the elevation change, but that is not proposed here. Steve said all of the staff recommendations would be outlined in the staff report. GENERAL PLAN/ZONE CHANGE APPLICATIONS 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) (Continued from April 28, 2021 public hearing) Discussion: Steve Pastorik explained that the subject property is owned by the Church of Jesus Christ of Latter-day Saints, and they do not need to build a church here, so they are looking to sell the property. Steve said this proposal is for one, two, and four-unit condominiums. In addition, Steve told the Commission that there are homes that front Antelope Road, which runs along the south of the subject property. He then explained that there is a trail running along 7200 West and the staff recommends that with this proposal the trail be continued north. Steve presented two different concept plans. In the first plan, the subject property has access to Antelope Road, and the second does not. Steve explained a resident had concerns about overflow parking along Antelope Road, so the developer submitted the second concept plan. Steve said staff is in favor of the subject property having access to Antelope Road. Commissioner Lovato asked Steve the square footage of the proposed units and if there are one-bedroom units being offered. Steve said the size of the smallest unit is 1400 square feet. He told Commissioner Lovato that he would find out the size of the larger units for the public hearing, and there are no one-bedroom units being proposed. Commissioner Winters asked if the homes to the south and east of the subject property are zoned R-1-8. Steve explained this property is a bit unique where it is zoned agriculture with a PUD, and the lots are closer to a quarter of an acre. Commissioner Winters said he does not see the square footage of the neighboring lots on the plat map. Steve explained that the square footage is not depicted on the plat map, but he can provide the information in the staff report. Commissioner Winters feels that information will be helpful. Steve reminded the Commission that several people were on the April 28, 2021 Planning Commission Study Meeting May 5, 2021 Page 4 zoom meeting opposing this proposal last week, which could be a possibility again this week. GPZ-9-2021 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 2351 S Redwood Rd. on 1.81 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov). Discussion: Steve Pastorik explained that this proposal is for a 24-unit, 2 to 3-story townhome development. He said there are three different unit types proposed. The applicant is again requesting a higher density where the buildings on the subject property were demolished. However, the foundation would still need to be removed to build. Staff recommends that the density is kept at 12 units/acre. Steve said one concern is with the setback requirements. He explained the buildings along Redwood Road are already at the minimum setback without factoring in the height difference. Steve said he is not concerned about this setback because these buildings are next to 160 feet of landscaping. The townhomes further back on the lot are 10 feet from the property line, so they are already deficient of the 20-foot minimum setback, and then you would need to include the height difference, which would make the minimum setback 25 to 30 feet. Steve said there is the ability to make some changes with the development agreement. He also passed along a thought that perhaps the neighboring properties to the north would like to be a part of this proposal. Commissioner Lovato is concerned with developments like these being able to keep the property looking nice. He asked Steve who would be responsible for maintaining this development. Steve explained the HOA would be responsible for maintaining the shared yard space. Commissioner Winters said he is also concerned with the 10-foot setback, and he asked Steve if the applicant is meeting the minimum setback without factoring in the height difference. Steve said no, they are still not meeting the requirement. He explained that this requirement is not usually discussed at the zone change. However, he wanted to mention it now because the proposal is so deficient. Steve said some revisions could be made to the proposal to comply with the setback requirements, and he will add different options in the staff report. CONDITIONAL USE APPLICATIONS CA-2-2021 Petition by ARCO/MURRAY requesting a conditional use amendment for a food commissary for Tovala. The property is located at 5041 W 2400 S (Bldg. 1) on 22.27 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Planning Commission Study Meeting May 5, 2021 Page 5 Discussion: Jody Knapp explained that this subject property had come before the Commission in 2019 for four large warehouse buildings. This proposal is for a tenant looking to rent the south end of building one. Jody said the applicant wants to put a commissary in a manufacturing zone, and they needed to come back to the Commission for a conditional use. Jody explained that Tovala is a company that prepares prepackaged food for incredibly busy people. They have a Wi-Fi smart oven that allows you to type in a QR code to tell the oven how to cook your prepackaged meal perfectly. Jody is not sure how much cooking will take place at the subject location. She said the kitchen area is a deferred submittal on the building permit, and she did not have that level of detail on the plans. Jody will provide that information next week at the public hearing. She said the cooking will prep for the meals. Jody said the main impact of the proposed commissary is potential smells. The cooking would be done inside the building, and the applicant will have the proper hood ventilation. Jody explained that the commissary would not need extra external ventilation because they will not be cooking with a lot of grease or oil, such as a chip manufacturing company. CA-3-2021 Petition by KILGORE PROPERTIES, LLC requesting a conditional use amendment for a temporary batch plant. The property is located at 7057 West 2100 South on 1 acre and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained that Kilgore is looking to put in a temporary batch plant for approximately six months. Jody said that they are also looking to make changes to the east side of the site. She said this application is already a conditional use, and they are requesting an amendment of that conditional use. Jody explained the applicant would be relocating the fence along the east side of the property to sit on the property line. Jody explained that the frontage was not finished along the northeast edge of the property, and there were questions about access to the subject property. Currently, the approach is 170 feet, and the ordinance states it should be 40 ft., so they are communicating with Public Works to see how wide of an approach they will allow. Jody said the applicant is looking to have the batch plant installed in June and removed sometime in November. She explained the applicant did not mention what project the batch plant is for, and they need to have it on their property. Jody said public works would need to determine the size of the disturbed area. She also explained the applicant would need to add trees to the landscaping. C-9-2021 Petition by ARCSITIO DESIGN and SALT LAKE COUNTY requesting conditional use approval for Pioneer Crossing Park. The property is located at 1280 W. Cultural Center Dr. on 24 acres and is zoned C2 (General Commercial). (Staff – Jody Planning Commission Study Meeting May 5, 2021 Page 6 Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp stated that the applicant is looking for approval of their overall concept for the 24-acre Pioneer Crossing Park. The applicant is looking to start building phase one, which is 11 acres along the south end of the site. Jody said this is coming before the Commission because the property is located within the Jordan River overlay zone. Jody explained most of the construction would be done during the first phase. She said the applicant is proposing that a parking lot be constructed with an adjacent building. This building will contain restrooms, a space for park storage, and a garage storage area for an ATV. The police department will use the ATV to patrol the park. Jody explained that the middle access point and 3300 south are showing no sidewalk and relying on that trail system throughout the park. Public works are reviewing the sidewalk. Jody said the south corner of the subject property would require a special streetscape cross-section, and the applicant is not showing that in this concept plan. Jody explained that the property owners are working together to clean up the river and create this park space. She said this application is to have the conditional use approved, and then staff will continue to work with the County to make sure all plans are approved. Commissioner Winters asked if the Jordan River is the eastern boundary of the City. Jody said yes, it is. There being no further business, the meeting adjourned at 4:54 p.m. Respectfully submitted, ____________________ Kirsten Hunt, Administrative Assistant