Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting August 18, 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 Brock Anderson, Steve Lehman, Steve Pastorik, and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney ZONE CHANGE APPLICATIONS Z-6-2021 Petition by ARCHITECTURAL COALITION, requesting a zone change from A (Agriculture) to M (Manufacturing). The property is located at 7035 W Gates Ave on 0.43 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc- ut.gov) Discussion: Steve explained that the subject property would look familiar to the Commission because the two parcels to the west were rezoned from A to M earlier in the year. He explained that the property to the north and west of Gates Avenue is zoned M, and the south side of Gates Ave is transitioning to M zoning. Steve explained that the same people who own the two parcels west of the subject property have now purchased the subject property to expand their business. He said the Commission recommended approval for a conditional use on these two parcels for a stucco business subject to them complying with the standards outlined in the ordinance. Steve explained that the applicant had not yet submitted plans that comply with those standards. He believes they are waiting for the addition of the subject property to submit their final concept plan. Steve pointed out that there is a home currently existing on the subject property that is occupied. A home on the parcel furthest to the west is used as an office for the stucco business. The middle lot is vacant. Steve stated the proposed plan is composed of three phases. The first phase would be to demolish the garage of the existing office to make room for a new office building and a portion of the parking. The second phase would be to destroy the remainder of the current home/office and add additional parking. Finally, when the resident of the home on the subject property passes away, they will demolish that house which will also be used for parking. Steve said the staff's concern is making sure the applicant follows through with their proposed plan and will not utilize the lots for storage. He explained that there is a development agreement associated with the rezoning of the two parcels to the west of the subject property. Steve proposed some additional requirements be added to that agreement that will encourage the proper development of this parcel in an organized, timely manner. Commissioner McEwen asked if an occupied home is allowed in the M zone. Steve said that an occupied home is not a permitted use in the M zone. Therefore, the house on the subject property would become a nonconforming use if the zone change is approved. Commissioner McEwen asked if approving this application knowing the use will be nonconforming is typically done. Steve stated that he does not want to say it is unheard of, but it is unusual. Commissioner Winters apologized for being late to the meeting and asked Steve if this proposal would rezone all three parcels or just one parcel to the east. Steve said the two western parcels have already been rezoned, so it is just the one parcel to the east proposed in this application. Commissioner Winters asked if they would have the option to subdivide and rezone a portion of the property for storage. Steve said they are proposing to rezone the entire parcel to the M zone, and storage is permitted within that zone. Commissioner Winters asked if he is correct in remembering that the setbacks to the west of the existing office do not meet the code. Steve said that is correct. However, the applicant is proposing to build the new office more to the center of all three lots, increasing the setbacks. Commissioner Winters asked what the City Council thought about the rezoning of the two western parcels. Steve said they approved the zone change with the same standards approved by the Commission. Commissioner Fuller noted that the City had rezoned large amounts of land in the past, causing nonconforming uses in that area. He said the issue with that is the banks will not lend money for nonconforming uses. Commissioner McEwen's  thought is even though this is something they have done in the past, should we continue to mass rezone. Steve said that the staff's primary concern is that the applicant will be slow to develop and turn the property into a storage lot. SUBDIVISION APPLICATIONS SMI-4-2021 Petition by TED DIDAS representing the property owner is requesting minor subdivision approval for the Carpe Diem Auctum Subdivision. The subdivision will consist of 2 lots on 2.06 acres. The subdivision is located at approximately 5470 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 the subject location has residential property to the east and west that is part of the County, the property to the north is within West Valley City. He said UDOT previously owned the subject location. Steve pointed out a significant grade change along 5600 West and a cut out on the southern corner of lot two adjacent to 5600 West. Steve said that he had discussed this with West Valley City’s Engineering Department, and they believe UDOT could have added this cut-out for a future bus stop. He explained this proposal is for a two-lot subdivision for permitted uses. Commissioner Winters asked where West Valley City’s border is to the south. Steve showed Commissioner Winters the location on the presented aerial map. Commissioner Fuller asked if the gas station to the north of the subject property is located in West Valley City. Steve Pastorik said the gas station is outside of West Valley City. SUBDIVISION APPLICATIONS CA-6-2021 Petition by ANDERSON WHALEN & ASSOCIATES, on behalf of Ken Garff Automotive Group, requesting a conditional use amendment 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 stated that Ken Garff had the overall use of the subject location approved a few weeks ago, and they are looking to expand to the south and west for truck parking. He stated that the proposed parking area will be paved and have space for over 900 trucks to park. Brock pointed out there is a significant grade difference on the site, and the West Valley City Engineering Department will be working with the applicant on the site grading. He said that the existing slope does provide a natural screening of the outside storage area. The main concerns for the outside storage are surfacing and screening. Brock stated there had been a discussion about adding a berm around the edge of the subject location adjacent to the golf course. He explained that the areas on the site that have not been disturbed would be left alone. Brock noted that staff is proposing that the applicant clean up the very southeast corner of the subject property where the  formal landscape meets the natural landscape. There being no further business, the meeting adjourned at 4:08 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant