Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting July 7, 2021 The meeting was called to order at 3:30 p.m. by Chair Meaders in the City Council Chambers at West Valley City Hall 3600 Constitution Boulevard, West Valley City, UT 84119, and 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, and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney SUBDIVISION APPLICATIONS SV-2-2021 Petition by WEST VALLEY CITY ENGINEERING DIVISION is requesting consideration to vacate the 16-foot alley located between Warnock Avenue and Stratford Avenue. The location of the alley is approximately 1680 West between Warnock Avenue and Stratford Avenue. (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that in 1914 the Chesterfield Plat Subdivision was platted. He said a sixteen-foot alleyway ran along Redwood Road from Warnock Avenue south, beyond Russet Avenue. Steve explained that over the years, most of these alleyways had been vacated. However, there are still two remaining. Steve said this application is to vacate the alleyway between Warnock Avenue and Stratford Avenue, giving eight feet to the property owner to the east and eighty feet to the property owner to the west. The City will maintain an easement running along the alleyway for the storm drain. Planning Commission Study Meeting July 7, 2021 Page 2 Steve explained that Robert Hicks owns the property to the west of the alleyway and the Sanchez family owns property to the east of the alleyway. He said that there had been an ongoing dispute between these neighbors about parking in the alleyway. This dispute prompted the discussion between staff and property owners to vacate the alleyway. Steve said Mr. Hicks would like to own the entire sixteen feet. He explained that Mr. Hicks could negotiate that with the adjacent property owner. SV-3-2021 Petition by WEST VALLEY CITY ENGINEERING DIVISION is requesting consideration to vacate the 16-foot alley located between Clayborne Avenue and Russet Avenue. The locate of the alley is approximately 1680 West between Clayborne Avenue and Russet Avenue. (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that this application is similar to SV-2-2021. He said this application requests to vacate the sixteen-foot alleyway running along Redwood Road between Clayborne Avenue and Russet Avenue. Steve stated the property to the west of the alleyway is vacant. He said the property owner could take the extra eight feet, negotiate with the adjacent property owner to sell them the eight feet or deed over the property. With the approval of this application and SV-2-2020, Steve said that all of the platted sixteen-foot alleyways within the Chesterfield Plat Subdivision would be vacated. CONDITIONAL USE APPLICATIONS CA-5-2021 Petition by SUPERIOR WATER AND AIR requesting a conditional use amendment for outside storage. The property is located at 3536 S. 1950 W. on 1.71 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 location was just rezoned from C-2 (General Commercial) to M (Manufacturing) to resolve the outside storage issue. She said this application is the conditional use that coincides with the zone change. She explained this is a heating and air business, so their outdoor storage consists of pallets, inventory coming in, and equipment that has been replaced. Jody said the old equipment is either disposed of in a landfill or recycled. She stated the City Council was concerned about the recycling, thinking they were also running a metal recycling center. Jody explained that isn't the case. Two employees break down the equipment from 8 am to 5 pm and either bring it to a recycling center or put it in an enclosed building on the subject property. Jody said there were conversations about dumpster enclosures; however, they are no longer required with the zone change. Commissioner Woodruff asked if the public ever visits this location. Jody said most of their business is done online, and if someone needs to visit this location, there are a couple of parking spots allotted for them. Jody pointed out that Salt Lake Community College will use the building located on the property's Planning Commission Study Meeting July 7, 2021 Page 3 southwest corner for HVAC training. She explained that this building was being used by Superior Water and Air for storage, causing the need for outside storage. C-15-2021 Petition by MALONE POWERSPORTS requesting a conditional use for a site expansion as well as an exception to section 7-10 of the West Valley City Municipal Code, Standards for Landscaping along High Image Arterial Streets. The property is located at 1379 W. 3300 S. on 5.16 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 applicant is requesting use expansion/lot consolidation that involves covering the canal and UDOT access review and a 7- 10 exception to provide display areas and accommodate tight internal circulation and parking. Jody explained that in 2019 when Malone first moved to the subject location, there were enforcement discussions about the need to clean up the property. She said, or Economic Development Department became involved when the applicant decided to expand. Jody said this partnership would help clean up the site and reach the goals of Malone Powersports. Jody explained the applicant was the recipient of the Cares Act Grant to be put toward covering the canal. Jody explained that the applicant is requesting a ten-foot grass, ten-foot sidewalk, and a ten-foot rock area for display as the majority of the streetscape along 3500 South. She said they are asking for a five-foot sidewalk along the middle portion of the landscape. Jody stated the required streetscape along a high-image arterial street is fifteen feet of berm with trees, a ten-foot sidewalk, and a five-foot landscaped area with light poles. She mentioned that to drive or walk through the subject location currently is unnerving. Jody said the heavy, high-speed traffic along 3500 South makes accessing Malone Powersports difficult. She explained visibility is diminished by having the utility poles on either side of the access. Jody stated that the property internally has its obstacles, with its displays and large trucks driving through to pick up their ATVs. She said she is concerned about the narrow sidewalk being requested as part of the streetscape. Jody said she would like her plans and the applicant's plans for the site to meet somewhere in the middle. Commissioner Winters asked if they are short on parking. Jody said they are short according to the submitted plans. However, with the expansion, there is plenty of opportunities to provide ample parking. Commissioner Winters is struggling with granting the exception without a compelling reason. Commissioner Winters said 3500 South is one of the main arteries within the City, and it would be nice if it were up to our standards. Commissioner Winters asked if the plan is to pipe the canal underneath. Jody Planning Commission Study Meeting July 7, 2021 Page 4 explained the canal would be abandoned. However, they're still disputing over whether the canal company owns the property or if it's an easement. Jody said that there are several hurdles the applicant still needs to go through before this plan works. She said if they are not granted the exception or do not figure out how to make this plan work, they still need to clean up the property they currently own. Commissioner Winters asked if there is a way to have an option in the staff report be to address this proposal step by step. Jody isn't sure how she will be wording the staff report at this time. However, the Commission could continue this application to acquire more information. Chairperson Meaders asked if the Commission can deny a conditional use where they need to approve it most of the time if the applicant meets certain conditions. Jody explained that this application has two parts, the conditional use for the expansion within the overlay zone and the exception to section 7-10 of the code. She said her understanding is the Commission can deny the exception. Brandon Hill, Assistant City Attorney, said Jody is correct. He said the conditional use is permitted with conditions but, any exception to the code is up to the discretion of the Commission. Jody then asked the Commission their thoughts on the exception. Commissioner Woodruff asked if the applicant intends to park their vehicles on the second foot of section of lawn. Jody said that it wouldn't be lawn, it will be rock, but that is correct. Commissioner Woodruff said that he agrees with Commissioner Winters and does not feel there is a reason to grant the exception. Commissioner Lovato feels this plan is confusing, and he asked what the layout is going to be. Jody said where Highland Golf used to be will be retail and offices, the middle section will be sales and parts, and to the west, where the Volkswagen building is, will be for service or overflow parts. Commissioner Winters asked if the applicant is under a time constraint to get the application through. Jody said she doesn't think so. She said this started from an enforcement angle and trying not to issue any citations, so that would be the only reason. Commissioner Fuller said he believes that they want to display their product as close to the road as possible like any other car dealership. He feels being so close to the main road. They should keep the streetscape requirements per code. Commissioner McEwen said that there is currently very little landscaping, and they are already having a hard time maintaining that, as shown in the pictures of the site where the rock is chunked up with weeds. He feels the exception should not be granted. Planning Commission Study Meeting July 7, 2021 Page 5 DISCUSSION ITEM Small Planned Unit Developments (PUDs) Discussion: Steve Pastorik said this discussion item is addressing ways to maintain smaller PUDs with more minor HOAs long term. He presented different options, not requirements, to the Commission. Steve then pointed out some options the City can execute and others they can not. Steve discussed the various options the City could regulate. First, the minimum land area in acres. Second, the number of units the development will have. Third, use building materials with longevity. Fourth, set some specifications for private roads and have them inspected to keep the roads maintained and lessen the overall cost. Commissioner Winters asked if there is a reason that the developer would want a private street. Steve said yes, a private road does not need to be as comprehensive as a residential street. Commissioner McEwen asked if the City could require a public street for developments over a specific size or number of units. Steve said that is possible. However, some of the private streets that the smaller PUDs have been developing are narrow. Steve said if they are required to be public streets, the width of the road will either make the parcel tight for development or, in some cases, not allow enough room to develop at all. Commissioner Lovato feels that the Commission's view of maintenance for the smaller PUDs might be too stringent. He asked if there was a way to have a guide when assessing how they are being maintained. Steve said he would survey these smaller developments throughout the City to compare. He said most HOAs are functional but, the question is how well they are functioning. Commissioner Fuller asked if we were to turn all private roads into public roads, how many more miles of the street would the City be responsible for maintaining? A couple of years ago, Steve said that the Public Works Department located all of the private roads within the City and calculated the cost of repairing them to a level of being maintained. Steve said the number was huge, and he will gather that information to present to the Commission for a subsequent discussion. Commissioner Winters asked what the City is allowed to enforce with these smaller PUDs on private streets. He also asked if there is a way the City could set a minimum maintenance standard as part of the CCNR, allowing them to enforce those standards. Steve said that it is easier to enforce standards if one property owner or a functioning HOA. He explained if an HOA is defunked, enforcement becomes much more challenging. As part of a development agreement, Steve said that the City could state what they would like in the CCNR's. He said that once the project is complete, the HOA could vote to change what was added to the CCNR's via the development agreement without the City's knowledge. Planning Commission Study Meeting July 7, 2021 Page 6 Steve thanked the Commission for their additional ideas. There being no further business, the meeting adjourned at 4:45 p.m. Respectfully submitted, ____________________ Kirsten Hunt, Administrative Assistant