Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING SEPTEMBER 1, 2021 The meeting was called to order at 3:30 p.m. by Vice Chair McEwen 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 Clover Meaders WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney SUBDIVISION APPLICATIONS SMI-5-2021 Petition by MARK GARZA is requesting preliminary approval for the Crewe 2 Lot Subdivision. The subdivision will consist of 2 lots on .42 acres. The subdivision is located at approximately 3588 South 5450 West 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 is to subdivide the subject property into two single-family lots for future development. He stated that the applicant is the developer of the Erin Hills PUD to the west and the owner of the lots proposed in this application. Steve said that when this property was rezoned the developer was granted a frontage reduction. He noted that there is an existing vacant home on the subject property that will be demolished as part of the subdivision. Commissioner Winters added that the existing house on the subject property was used in a police practice exercise. Steve said he is surprised the building was left  with the window’s blown out leaving glass on the ground. He also is going to talk to Mark about getting this cleaned up to prevent vagrants occupying the building. PUD-3-2021 Petition by GREG LARSEN is requesting preliminary approval for the Cottages at Pearce Farm PUD. The subdivision will consist of 65 units on 10 acres. The subdivision is located at approximately 6765 West 3500 South and is zoned RM (Multiple Unit Dwelling Residential). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman stated that the subject property would look familiar to the Commission it was rezoned earlier this year. He explained that the property was owned by Tom Pierce, who would like to move into the proposed subdivision to remain on the subject property. Steve said the primary access to the proposed PUD is off of 3500 W and the secondary access is off of 6800 W. Steve explained that the developer is working with the Public Works Department on improvements along 6800 West that were discussed during the rezoning of the subject location. He pointed out that the intersection of 6800 W. and 3500 S. is a bit offset, and they will be working with UDOT to address that intersection. Steve explained sometime in the future, this will be a lighted intersection. Steve stated that there are approximately 26 feet of fall when looking at the subject property from the south to the north. He said the grade would be great for drainage. However, impact the proposed walking path. Steve noted that a 6-8 foot retaining wall would need to be added to keep a level ground for the trail. He said that Mr. Larsen is not in favor of building the wall as it would not be an excellent view for the residents who live on the end units. Staff will continue to work with Mr. Larsen to develop the walking path. Steve said that the applicant is proposing four different unit types hoping to attract more potential tenants. He explained that there are also several color schemes proposed. Steve reminded the Commission that there is a landscape reduction to 48 % due to the amenities being offered. CONDITIONAL USE APPLICATIONS CA-7-2021 Petition by ROYAL SOLUTIONS, LLC requesting a conditional use amendment for an expansion at Highland Golf. The property is located at 1331 W. 3300 S. on .86 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained that this proposal is a request by Malone Powersports to amend the conditional use granted by the Commission in 2019 which was originally for Highland Golf (C-15-2019). Jody noted that this is a non- conforming use within the Jordan River Overlay Zone. However, non-conforming uses are allowed to expand with Planning Commission approval. She explained that Highland Golf left the subject location in 2019 after receiving  their expansion approval, and now Malone is taking over the site. She said the plans from the Highland Golf project show full compliance with the streetscape. Jody explained that the applicant proposes modifying the site plans along the canal where the detention pond, landscaping, and dumpster are located in the 2019 site plan. Jody stated that the applicant would not be doing anything to the canal as originally proposed under C-15-21, so they will work with Jeff Jackson and Economic Development to stop pursuing the grant. She stated that the applicant is proposing a single-story building, which will reduce the parking requirement. They will no longer need the more significant detention area, and they have relocated the dumpster back behind the building. She said that one of the existing access points would be closed, they will further expand into the back of the site with pavement for outside storage and remove the Highland Golf pole sign. Commissioner Lovato stated that the applicant is deviating from their original conditional use proposal and will no longer cover the canal. He asked Jody if they plan to continue developing the rest of the site as initially proposed. Jody said a meeting is scheduled for tomorrow to discuss the rest of the property, but that isn’t part of this proposal. She stated that this proposal is only addressing the Highland Golf property. C-18-2021 Petition by GREG STEFFENSEN, ARCHITECT requesting a conditional use for a shopping center. The property is located at 1778-1816 W. 3600 S. on 1.23 acres and is zoned C2 (General Commercial). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained that this proposal is for a multi-tenant shopping center located on a private street. She stated that the proposal is for retail uses and some restaurant tenants, so the parking has been allocated to accommodate those uses. Jody explained that the building is required to meet the commercial design standards. She said there is a lot of detail proposed for the front and side elevations of the masonry building. Jody does need to clarify the materials with the applicant to see if they are proposing a tilt-up system or block. She noted that it might be appropriate to add some elements to the back of the building, breaking up the façade, where it is visible from the street. Jody explained that the landscape plan would be slightly different for the subject property, located on a private road. She will follow up with the applicant's outside lighting plan to ensure it isn't too bright, impacting the adjacent residential property. The existing masonry wall will be cleaned up and look finished with their development. Jody asked the Commission if they are in favor of adding to the façade of the back of the building. The Commissioners said they are in favor adding to the rear façade. DISCUSSION ITEM Outside Storage and Buildings (Staff – Jody Knapp) Discussion: Jody Knapp reviewed the requirements for outside storage with the Commission. She explained that this discussion is intended to help define what outside storage is and how much coverage is appropriate for outside storage. Jody stated this conversation comes up often concerning auto repair shops. She then presented two examples of outside storage. Her first image was of two buildings back to back with space in-between, currently used to store cars. The second location has cars stored by the street in front of the building. Jody explained if the business was rotating their stock it would not be an issue, however, the vehicles depicted in the two examples have been in the same location for months. Steve Pastorik added that the concern is how much coverage is needed before it is no longer defined as outside storage. He said in the case of the cars being between two buildings, would a carport be sufficient? If the storage is in front of the building, a carport would not be an adequate screen, so what is appropriate in that situation? Commissioner Lovato stated that if the cars appear inoperable or are missing parts, they should go inside a four-walled building at the end of the day. Commissioner Winters and McEwen both agreed with Commissioner Lovato. Commissioner Winter added that all required parking should be vacant at the end of the business day. All Commissioners agreed that no further coverage is needed if the cars are blocked from view by the building structure. Steve Pastorik suggested the verbiage be something like, If there isn’t extra parking space, the cars will be stored in the building. If there is extra room behind the building for parking, one car per service bay can be stored, except for inoperable vehicles. The Commission liked that phrasing. Commissioner Winters asked Steve L, regarding application, PUD-3-2021, if the intent is to keep the trees in the island running down the center of 6800 West. Steve explained that the trees are old, and there is an irrigation ditch running through that island. He stated after talking with Public Works, it was decided that the trees would be removed. Steve Pastorik added that there are also power lines running through there. He said the City is trying to have 6800 West resemble a typical residential street seen in West Valley City.  There being no further business, the meeting adjourned at 4:29 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant