Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting June 2, 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 ZONE TEXT CHANGE APPLICATIONS Z-4-2021 Petition by WEST VALLEY CITY requesting a zone text change to amend standards for single unit dwellings and two-unit dwellings. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that a recent bill passed, HB1003, which prohibits Cities from having design standards for one to two-family dwellings. He said the design standards for prior developments in the City are covered by either having a development agreement or would require the property to be rezoned, and a development agreement can be added at that time. Commissioner Winters said that he fails to see the benefit of restricting development standards. Steve said the staff was not supportive of this amendment. However, they are glad that the standards still apply to townhomes. Steve explained that the thought was the cost of housing is already high, and the design standards were adding to the price. Planning Commission Study Meeting June 2, 2021 Page 2 Commissioner Winters said, so we don’t need to act as if anything has changed where we can still cover design standards in the development agreement. Steve said that is correct; we can add the requirements to a development agreement. GENERAL PLAN/ZONE CHANGE APPLICATIONS GPZ-11-2021 Petition by VAN DAELE HOMES OF UTAH INC. requesting a General Plan change from General Commercial to Medium Density Residential (7 to 12 units/acre) and a zone change from C-2 (General Commercial) to RM (Multiple Unit Dwelling Residential). The property is located at 3688 South Redwood Road on 24.9 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc- ut.gov) Discussion: Steve Pastorik stated that the property in question is the old Redwood Drive-in. He said the applicant is proposing to leave approximately an acre of land on the northeast corner of the property zoned commercial, and the balance would be residential. Steve explained that a swap meet is currently running on the subject property. He then showed photographs of the subject location followed by the proposed concept plan. Commissioner McEwen asked if there is only one access off of Redwood Road. Steve pointed out that there are two proposed entrances. Steve said the applicant is proposing a multi-family development with two hundred and ninety-nine units at a density of twelve units/acre. Steve started a traffic study has been done. However, it was based on the applicant's first concept plan that depicted four hundred and eighty-five units at twenty units/acre. Therefore, the traffic study is showing higher numbers than the proposed concept plan. Steve discussed the three different housing plans proposed, townhomes, bungalows, and twin homes. While describing the designs of the various housing types, Steve mentioned that adjustments are needing to be made with things such as roof pitch and window size to meet code. Steve said the townhomes would be two and three stories with 5,6, or 7 units. Every unit will have a two-car garage. There is an overlap between the first and second floors and three central units. He explained the bungalows would consist of a pod of three units, two units in the front and one over the garage in the back. These units will have a fenced-in courtyard between the garage and the two units in the front. Lastly, Steve said the townhomes do not have shared walls in the living space. The one shared wall is part of the garage. Commissioner McEwen asked what the benefit would be for a twin home. Steve said the size of the townhomes are larger, and the area around the twin homes is a shared space maintained by the HOA. He said there is a private fenced-in backyard that the occupant would maintain. Commissioner McEwen said he is glad the HOA will be maintaining the property. He feels most of the twin homes throughout the City are not well kept. Steve explained another reason could be a Planning Commission Study Meeting June 2, 2021 Page 3 function of density where they can attain more units with the attached garage. Steve said the applicant is proposing fourty percent landscaping and fifty percent is what is required. Commissioner Winters asked what the argument is for the landscape reduction. Steve said they are exceeding the number of amenities required. Staff did suggest options for adding more openspace, however, this would require a loss of units. Commissioner Winters asked what parking is being offered. Steve said every unit has a two-car garage. Some units have larger driveways for parking and others have surface stalls. Steve said the parking averages to 3.6 stalls/unit. SUBDIVISION APPLICATIONS SA-4-2021 Petition by Petition by MERIDIAN ENGINEERING, representing the Utah Department of Transportation, requesting approval for the Hunter Cove Mountain View Corridor Subdivision. This plat will amend lots 1, 2, 21 & 22 and a portion of Rushford Court, and will vacate lots 3-8 & 26-35, and Timber Oaks Lane within the Hunter Cove Subdivision Phase 1. This plat also amends Parcels B & C of Hunter Cove Phase 2 Amended. The application is being requested to resolve various modifications to the original subdivisions resulting from the construction of the Mountain View Corridor. The property is located at approximately 5920 West 4165 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 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that this proposal would amend various lots, vacate various rights-of-way, and dedicate numerous rights-of-way, resulting from the construction of the Mountain View Corridor. Steve said the homes existing on the subject property would remain, and a few parcels will remain property of UDOT. SA-4-2021 Petition by WINCO FOODS LLC, requesting a plat amendment on lot 1 of the West Valley Pavilion Subdivision. The purpose for the new subdivision is to create an additional building lot within the originally platted subdivision. The subdivision consists of 2 lots on 10.5 acres. The property is located at approximately 2616 South 5600 West and is zoned C-2 (General Commercial). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that this proposal is for a subdivision located on the southeast corner of the subject property. He said the acre of land proposed to be subdivided will be used for a retail building. Steve stated that the applicant would need a conditional use required for the retail business. Planning Commission Study Meeting June 2, 2021 Page 4 CONDITIONAL USE APPLICATIONS C-11-2021 Petition by PREMIER TRUCK GROUP OF UTAH requesting a conditional use for truck sales storage. The property is located at 2377 S. 5370 W. (Lot 9) on 2.0 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained that the subject property is undeveloped, and the applicant proposes developing the property for outside truck storage. She stated that the overall truck center was approved in the mid-’90s, and improvements were different. She explained the priority was a broad road to accommodate large trucks, so sidewalks were not required. Jody explained this difference would place the sidewalk on the subject property. She stated that they propose putting up a six-foot chain-link fence with barbed wire on the top. C-12-2021 Petition by ANDERSON WHALEN & ASSOCIATES, on behalf of Ken Graff Automotive Group, requesting conditional use approval for a truck processing center. The property is located at 4770 S 5600 W on 36.53 acres and is zoned M (Manufacturing). (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson explained that the applicant proposes using the subject location to process, outfit, and complete trucks for their factory. He stated that they are planning to use the property as-is for now. However, they might look to expand, and that proposal would come back to the Commission for approval. Brock stated the applicant had not proposed changes to the outside of the building. He said that they would be removing some of the landscaping behind the building. C-13-2021 Petition by TISHA MORENO, requesting conditional use approval for a construction office and outside storage yard. The property is located at 7041/7055 W Gates Ave on 0.88 acres and is zoned M (Manufacturing). (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson explained that the subject property was recently rezoned from A to M. He stated an enforcement case had initiated the proposal to rezone the property. Brock noted the subject property is surrounded on three sides by residential uses. He explained that the business is looking to use the existing home as an office and the remainder of the property for a construction/staging area, and there will be four to six employees on site. Brock displayed the concept plans to the Commission and explained that they need to be updated. The subject property needs to comply with the standard for the M zone and the development agreement that was part of the rezoning. Brock noted that the applicant is proposing a 10-foot setback, and it will need to be 20 feet to comply with the standards. He stated that they are required to have 20 feet of landscaping between the subject property and the surrounding residential areas and a masonry wall. Brock explained the landscaping and wall would need to be added to their plans. He told the Commission that if the updated plans are not submitted before the public hearing next week, they can continue this application to acquire updated plans and answers for how they are going to Planning Commission Study Meeting June 2, 2021 Page 5 address the issues discussed during this meeting. There being no further business, the meeting adjourned at 5:05 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant