Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting July 21, 2021 The meeting was called to order at 3:34 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 Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, Steve Pastorik, and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney GENERAL PLAN\ZONE CHANGE APPLICATIONS GPZ-13-2021 Petition by BRIAN PITCHER requesting a General Plan change from Low Density Residential (3 to 4 units/acre) to Light Manufacturing and a zone change from R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 sq. ft.) to M (Manufacturing). The property is located at 4312 South 4000 West and 4270 South 4060 West on 1.81 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that the subject property is made up of two unusual parcels developed between 1950 and 1960. At that time, Steve stated, parcels were not given a zone designation. Steve noted that because the subject property was developed prior to it being designated a zone, all of the current uses on the property are non-conforming uses. He explained that the parcel to the east is a U-  shaped property wrapping around an auto repair shop. This parcel includes a triplex and mobile homes along the perimeter extending into the property to the west, where there is also a storage unit building. Steve then presented the applicant's concept plan. The applicant would like to put smaller storage units on the parcel to the east and one large storage unit building on the property to the west. In speaking with the fire department, Steve explained that the applicant would need fire access. He said they could either put the access around the large storage unit or break up the building for better circulation. Steve said staff would not usually see value in changing R-1-8 zoneing to M to add storage units. He stated this situation is different in that all uses currently on the subject property are non-conforming. Storage units are already built on the property, and the proposed plan could improve the property's condition. Commissioner Fuller asked Steve if he had come up with a plan that includes fire access. Steve explained that he had received feedback from the fire department earlier this week. He has provided the applicant with that information, and they are working on a revised concept plan for the Planning Commission to view at next week's public hearing. Commissioner Fuller asked if there would be an onsite manager. Steve said that there is an office. However, he believes this office will be used for leasing and not a live-in manager. Commissioner Lovato asked if there will be a fence or wall between the auto repair shop and the subject property. Steve said that there would be a wall along the back of the auto repair shop. He said he would confirm what type of wall or fence they are planning to put there. Steve asked the Commission how they were feeling about the subject property being a storage use. Commissioner Lovato said that the subject property had had non-conforming uses on it for so long that it would be hard to say what should or should not be developed there. He feels the proposed plan would be an improvement over what is existing currently. Commissioner Wood also feels this would be an improvement and help clean up the subject location. CONDITIONAL USE APPLICATIONS 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) (Continued from July 14, 2021 Public Hearing). Discussion: Jody Knapp explained that this application was continued from the July 14, 2021, public hearing. Jody gave a brief synopsis of the proposal. She said Malone Powersports is looking to consolidate properties expanding the use, and they are also requesting an exception to the streetscape along 3300 South. Jody said that the Commission did not seem to have any issues with the expansion. Jody presented the exception ordinance and explained that the applicant could apply for the outside display of merchandise based on the first section of the code. Jody stated the applicant needs to demonstrate that the property is unusable to ask for an exception. Jody said that based on the comments from the Commission last week, they were okay with the plans submitted. She said the applicant updated the plans to reflect the canal being completely covered and moved the trailer parking away from the front of the building to the side, over the covered canal. Jody said the applicant submitted two alternatives for the middle section of the streetscape. The first alternative shows a 10-foot setback with a 5-foot sidewalk, and the second alternative is a 5 foot landscaped area with a 10-foot sidewalk. Jody said she did speak to Public Works about this, and they are concerned about shifting the sidewalks and are wondering how the crosswalks will line up through the access points. Jody said depending on what is approved; they will need to figure out placement. Commissioner Woodruff said they could clean up the whole site and make all the landscaping work by removing the portion of the building causing the pinch point in the middle section of the property. He then said Jody had probably already mentioned that to them. Jody said she went over many different options with the applicant, and this is the plan they wanted to submit to you. Based on the last meeting, it sounded as though they should continue with what they have submitted, so that is where we are now. Commissioner Lovato said this proposal is a bit confusing at times. He said it looks like the concept plan shows that they have covered the canal and will put the trailer parking over it and asked if that is correct. Jody explained that there is still conversation about who has jurisdiction to authorize the canal to be covered. She said the applicant is planning to cover the canal and pave the entire site. Commissioner Lovato asked if they are planning to have three access points along 3300 South. Jody said that is what they are showing. However, they will still need to turn in grading and drainage plans and everything they are modifying for the streetscape before any plans are approved. Commissioner Wood said that the Commission had asked the applicant to submit a better plan depicting what they intend to build at the end of last week's meeting. Commissioner Wood asked Jody if she feels they have presented a plan with better information. Jody said that would be a question for the Commission. She feels there are many different options for this site, and the applicant has submitted a plan that they believe is a good path forward. Jody asked if the Commission  had any more questions or suggestions because the applicant feels they will be granted the exception with this plan. Commissioner Woodruff said he could not attend last week's meeting, but he is still struggling with the streetscape exception. Commissioner Lovato noted in the previous meeting that they had discussed how the property across the street from the subject property had to make some adjustments to their streetscape because there isn't enough room. Jody wanted to clarify what was done with the streetscape across the street. She said the City received a grant, and the property owners would not allow the City to access their property. Jody explained the City did what they could without access to the property. Jody said this application is different because it is a large site, and they have an opportunity to reorganize it. She explained that they are looking for an exception for only the middle section of the street scape, where the pinch point is located. Jody explained the applicant is asking for the display area exception along the outside edges of the streetscape. They are still incorporating the 30-feet but in three 10-foot sections. Commissioner Woodruff said the buildings were initially built to fit separate sites, and now they are combining the sites and expanding, so he feels they need to look at what needs to be done to meet the City's ordinances. Chair Meaders agrees with Commissioner Woodruff; however, she will not be able to participate in the public hearing next week and will not vote. Commissioner Wood said she also agrees and will be attending the public hearing. DISCUSSION ITEM Small Planned Unit Developments (PUDs) Discussion: Steve Pastorik recapped what had been discussed in the prior study meeting. He explained that there was discussion about things that could be done within the ordinance to help smaller HOA’s be successful. Steve gave the example of having standards for private streets, so they are well built and will last longer. Steve presented several smaller PUDs within the City to look at and compare the overall maintenance of these developments. Commissioner Fuller asked if most of the units are owned by someone other than the HOA, wouldn’t the maintenance of the buildings be the responsibility of the owner not the HOA? Steve said that is true for the inside of the unit, but for things like roofing or siding, the HOA would be responsible for that. Steve said he has seen some exceptions and asked the Commission if they were aware of any exceptions. Commissioner Woodruff thought that they had placed a limit on the number of rentals a development was allowed to have. Steve explained that the City has not put a limit on the number of rentals. He said someone could purchase a home to  keep as an investment and rent it out, so there isn’t really a way for the City to limit how many units become rentals in the future. Commissioner Lovato asked if there are some maintenance issues that code enforcement could help with. Steve explained that if the issue violated the City ordinance, then code enforcement can be involved. Steve stated that if the issue is addressed in the CC&Rs, the City could not enforce. Steve said the main question here would be if there is anything the City can do to increase the likelihood of a smaller HOA being successful. He asked the Commission if they feel increasing the minimum size of the property, in terms of acreage or having a minimum number of units would be helpful. The Commission discussed how there does not seem to be a strong correlation between the smaller PUDs and how the property is maintained when looking at the age of the development or if the units are rented or owned. Commissioner Woodruff feels that the City might be doing as well as they can with supporting the smaller HOA’s. Commissioner Lovato agrees with Commissioner Woodruff. Steve stated that he could share this presentation with the Commission so they can review it again, where there is an abundance of information. Steve said staff would like to move forward with instituting private street standards if the Commission is comfortable with that. Steve gave a recent example of a proposal for a 10 unit development on just under an acre that was denied. He said the recorded reason for the denial was the size of the development. Steve stated the developer had mentioned if the smaller developments are a concern, passing that information on to the developers would be helpful. Commissioner Woodruff remembers that proposal and stated he voted against it because the zone was just changed a year ago and he does not want to keep trying a different project in that same location every year. Commissioner Fuller pointed out that if we view the City as an HOA, there are projects that still need to be finished, so maybe the size isn’t the issue. There being no further business, the meeting adjourned at 4:45 p.m. Respectfully submitted, ____________________ Kirsten Hunt, Administrative Assistant