Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting May 19, 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 Clover Meaders WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Brock Anderson, and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney ZONE TEXT CHANGE APPLICATIONS ZT-2-2021 Petition by ADAM MAHER requesting a General Plan change from Non-Retail Commercial to High Density Residential (12 to 20 units/acre) and a zone change from RB (Residential Business) to RM (Multiple Unit Dwelling Residential). The property is located at 3540 West 4700 South on 1.08 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that the subject property and the parcel to the west were originally part of a two-lot subdivision. He said both lots have a shared access off of 4700 South. The subject property has access to 3600 West through the neighboring property. Steve stated that there is an existing home on the east side of the property. Steve said there had been a discussion with Public Works, and they will not allow another access off of 4700 South, where a shared access already exists. Steve explained that this proposal was submitted requesting fourteen units with a General Plan request High Density Residential (12 to 20 units/acre). Steve said that Planning Commission Study Meeting May 19, 2021 Page 2 the staff spoke with the applicant and made some recommendations. The applicant is now requesting twelve townhome units with a density of 11 units/acre with a General Plan of Medium Density Residential (7 to 12 units/acre). Steve explained the applicant is proposing front-loaded townhomes, including a rooftop deck. He noted this is the first proposal with a rooftop deck above a pitched roof. Steve said they are also considering basements that would be 500-600 square feet in size. Commissioner Lovato asked Steve how many more townhome development requests he anticipates coming before the Commission. Steve said it is hard to know. He explained that the property looked at for future development is vacant land. However, several other parcels within the City are not vacant, such as the subject property, and could be redeveloped as townhomes. Steve feels there will be more of these requests due to the current housing market. However, the Commission does not need to approve the request. Commissioner Lovato said there had been conversation amongst the Commission on how many of these developments the market can support. Commissioner Winters asked if the subject location is eligible to apply for RM zoning because of its access onto 4700 South. Steve said that is correct. To be eligible to apply for the RM zone, there needs to be access and frontage onto at least a 100-foot right-of-way, and 4700 South is a 106-foot right-of-way. Commissioner Winters said his only concern is this development will be surrounded mainly by single-family homes, and the adjacent residents would not welcome the development. He asked Steve if they were to develop single-family detached homes on the subject property would they need to request R-1-8 zoning. Steve said they could request R-1-8 or R-1-7 at this location. CONDITIONAL USE APPLICATIONS C-10-2021 Petition by EZEQUIEL MARTINEZ FLORES requesting conditional use approval for a shopping center. The property is located at 4936 W 3500 S on 2.47 acres and is zoned C-2 (General Commercial). (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock explained that the subject property has a school and then an American First Credit Union located to the west and a vacant building to the east, which at one time was a bank. He explained that on the east side of the subject property are existing shared access driveways allowing for only 1.63 acres to be developed. Brock said the access to the site is the shared access off of 4960 West. He pointed out that a portion of the property is not addressed in the site plan, and the applicant is working on revising the site plan to incorporate the missing section. Brock stated that the applicant is proposing a multi-tenant retail building. The applicant will have their bakery located in the main building, located on the southeast corner, and lease out the other tenant’s spaces. Brock explained the site Planning Commission Study Meeting May 19, 2021 Page 3 plan shows a drive-thru on the north end of the building. Brock explained the applicant is planning to utilize the area not addressed on the site plan for part of the drive-thru. Brock said a pedestrian connection should be added to the subject property along 3500 South to the east connecting to the America First property. He is going to add this in his comments to the applicant. Brock explained that the east elevation is not meeting the relief and design portions of the code, so the applicant will need to address that issue. Commissioner Wood asked what business would be using the drive-thru. Brock said it is to be used for a future tenant, and he is not sure who that will be at this time. He said he would follow up with the applicant. Commissioner Wood asked if the back of the building is what would be most visible when driving down 3500 South. Brock explained the south elevation would be considered the primary façade since it fronts onto 3500 South. Brock said the east elevation would also be visible from 3500 South, so it would be considered a secondary façade, and they need to add relief and design standards to that elevation. Commissioner Wood asked if all deliveries would be made on the same side of the building. Brock said he believes the doors on the rear of the building are for employees, but he will check. He stated the deliveries would all be coming in from the west side. Commissioner Wood asked if the vacant bank is part of this project. Brock said that the property has a different owner and is not part of this proposal. Commissioner Wood expressed a possible safety concerns with the school located north of the American First Credit Union. She explained that there is no bussing to or from the school, so parents pick up and drop off their children. She wonders if this proposal would increase traffic and safety risks. There being no further business, the meeting adjourned at 4:15 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant