Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting August 4, 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 Darrick Porter WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, Steve Pastorik, and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney ZONE CHANGE APPLICATIONS Z-5-2021 Petition by BRENT BEUTLER requesting a zone change from R-2-8 (Two Unit Dwelling Residential, minimum lot size 8,000 square feet) to R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet). The property is located at 3532 South 5450 West on 0.43 acres. (Staff – Steve Pastorik at 801- 963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Lehman presented the application for Steve Pastorik on Z-5-2021. Steve Lehman explained that the applicant had talked to him about subdividing the subject property. At that time, Steve said to Mr. Beutler that the current zone would allow for a two-family dwelling, such as a duplex or a twin home. However, the existing home on the subject property would need to be demolished. Steve explained that staff suggested the applicant rezone the property from R-2-8 to R-1-8 to develop a new single-family home instead of a multifamily dwelling.  Steve stated that Mr. Beutler decided to pursue the rezone. Steve explained that the parcel is large enough for the existing house and a new single-family home. However, the frontage would not meet the code requirements. Steve said that Mr. Beutler is willing to enter into a development agreement that will outline the housing standards and the frontage exception. Commissioner Winter asked what the requirements are for the size of the frontage, is it 80 feet? Steve explained that in an R-1-8 zone, the frontage must be 80 feet, and there is a 40-foot frontage requirement for each side of the duplex or twin home within an R-2-8 zone. Commissioner Winters stated that there would essentially be a trade, single- family homes on deep lots for a frontage exception. Steve said that is correct. He pointed out that both houses would meet the setback requirements. Clover asked if there was any feedback from the neighbors. Steve stated that he had spoken with Steve Pastorik yesterday, and he did not mention that he had received any calls or emails from neighbors regarding this application. Steve explained that public works assessed 5450 West to see if they should put in curb, gutter, and sidewalk, and they will not be adding improvements. Therefore, there will be a delay agreement in place if they add improvements in the future. SUBDIVISION APPLICATIONS S-3-2021 Petition by SHAUN JOHNSON requesting a preliminary approval for 2nd phase of the Weston Fields Subdivision. The subdivision consists of 38 lots on approximately 13 acres, which equates to a density of 2.9 dwelling units per acre. The subdivision is located at approximately 6840 West 4100 South and is zoned R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet) and RE (Residential Estate). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman presented the application for preliminary approval of Phase 2 of the Western Fields Development. Steve pointed out what portion of the subject property will be included in the second phase. He explained the portion of the property to the west is zoned RE and will meet the requirements for that zone, and the part to the east is zoned R-1-8 and will meet those requirements. Steve stated that there would be improvements and a masonry wall along 4100 South. Commissioner Winters asked Steve to remind him what the minimum square footage in the RE zone is. Steve said the minimum square footage in the RE zone is 12,000 and the average is 15,000 with a frontage requirement of 100 feet. Steve stated that he would provide the development agreement in the staff report to remind the Planning Commission of what is outlined within the agreement.  Commissioner Winters asked if there was a plan for a walking connection along the perimeter of the subject property and the abutting Brookfield Subdivision. Steve said that there was nothing platted for a walking connection. PUD-2-2021 Petition by KEN MILNE is requesting preliminary approval for the Heather Villas PUD. The subdivision will consist of 84 senior units on approximately 13.8 acres. The subdivision is located at approximately 6087 West Parkway Boulevard and is Zoned RM (Multiple Unit Dwelling Residential). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that the subject property was rezoned from A to RM three to four months ago. Steve stated that he has been working with the developer and City Engineer on extending 5990 West from just south of the subject location north to Parkway Blvd. He said this extension would create land that the applicant would like to purchase and add to the proposed project. Steve explained the access to the subject location would be a shared access, 6100 West. He stated that the proposal is for pods of 4 units totaling 84 units. Each unit will have a driveway and a two-car garage. The applicant is proposing a trail system that will go throughout the development. There will also be a clubhouse containing a kitchen, exercise room, theater, and mail delivery room. Commissioner Fuller asked Steve if the applicant were to purchase the extra land and add it to this property, what width would he gain? Steve said they would gain approximately 90-100 feet of depth. Commissioner Fuller thought there had been discussion about this project being a tight fit in this location. Steve said the subject property has 25 to 30 feet setbacks on all sides, so the proposed subdivision will have enough room for development. Commissioner Winters asked what options the applicant would have for the use of the acquired land. Steve explained that if the applicant were to purchase the land, he would first need to come back to the Commission to rezone it to RM, then calculate the density of the property to include the purchased land. Commissioner Lovato asked if they would need to start the entire process over again. Steve said they might need to do a revised preliminary plat. However, this plan would not need to be reviewed again. CONDITIONAL USE APPLICATIONS C-16-2021 Petition by GMC SPECIALTY SERVICES, LLC requesting a conditional use for outside storage. The property is located at 2160 S. 3270 W. on .95 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497or jody.knapp@wvc-ut.gov) Discussion: Jody explained that this request is for outside storage for a construction, demolition, and dumpster rental business. She stated that this lot is entirely paved and well maintained. The outside storage area in the back of the building will be enclosed with a chain-link fence with slats. Jody said the outside storage would be mainly a staging area, and they are not HAZMAT certified, so they will not be storing any materials covered by that certification. She explained that a dumpster with material in it could come back to the subject location. However, it would never come off the truck and be brought to the dump the next business day. She said that the applicant did apply for a business license and the licensing officer had a question regarding trees. Jody said that where this property was built in the mid 70’s they could not find a landscaping plan place, so the rule is that they must replace what was existing. She stated there were several trees along the frontage of the building and one side removed, with only two trees being replaced. Commissioner Winters asked what the tree requirement is for the subject location. Jody explained the current requirement for the manufacturing zone is 5% landscaping. She said there would be trees required along the street east side of the building. However, there would not be a tree requirement for the south side of the building. Commissioner Winters feels the applicant should put trees in along the frontage or street-side; however, he does not feel they would need trees along the side. Jody stated that the sidewalk changes from narrow to wide, and there are low hanging powerlines over the sidewalk. She will look more into the tree requirement where this location presents a few challenges and will provide options for the Commission in her staff report. C-17-2021 Petition by R5 DEVELOPMENT, LLC requesting a conditional use for a light industrial multi-tenant building. The property is located at 3076 S Decker Lake Dr. on 1.0 acre and is zoned M (Manufacturing). (Staff – Jody Knapp at 801- 963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained that the proposed structure would allow four tenants. The applicant does not have any tenants in mind at this time, so they wanted to leave some flexibility in their plans. She explained that there would be overhead doors in the front and the rear of the building. Jody explained that the applicant did not intend to use the overhead doors in the front of the building initially for vehicle access but if a tenant chose to do so they would modify the site and landscape plan to accommodate that. Jody stated that the subject property is adjacent to a hotel and the parking for the subject property abuts the hotel parking. She explained that the applicant is proposing to remove the 5-foot landscape edge of their parking lot to flow into the  hotel parking. Jody pointed out that this setup is different where the hotel has standard ninety-degree parking stalls where the subject property is proposing parallel stalls. She said the applicant is structuring the parking to allow room for vehicles to access the overhead doors. They will meet the parking requirements; however, the setup is unique. Jody pointed out a slope from 3100 into the subject property that is under UDOT’s jurisdiction and has been left untouched. She spoke with the applicants about possibly improving the park strip along that section to finish the edge. Jody said they are still discussing what will be put up along the east side of the property, next to residential. Commissioner Winters asked Jody if they are meeting the parking requirements but using a different layout. Jody said that is correct, and if they need to remove some landscaping to make their plans work, they can. She explained they are required to have five percent landscaping and currently have fifteen to sixteen percent. There being no further business, the meeting adjourned at 4:18 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant