Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING OCTOBER 6, 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 Steve Pastorik, Jody Knapp, Steve Lehman, Brock Anderson, and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney ZONE TEXT CHANGE APPLICATIONS Z-7-2021 Petition by MANDI MCKAHAN requesting a zone change from C-1 (Neighborhood Commercial) to R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 sq. ft.). The property is located at 4048 South 4800 West on 0.19 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc- ut.gov) Discussion: Steve Pastorik explained that the applicant is proposing a zone change from C-1 (Neighborhood Commercial) to R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 sq. ft.). Unfortunately, the lot size is less than 8,000 sq. ft. Steve said this proposal will be amended and added to the agenda for the October 27, 2021 public hearing. SUBDIVISION APPLICATIONS S-4-2021 Petition by TREVOR PRICE, representing the property owner, is requesting preliminary approval for the Han Subdivision. The subdivision will consist of 15 lots and 1 parcel on 4.4 acres. The property is located at 3734 South 3200 West and is zoned RS (Residential Sustainability). (Staff – Steve Lehman at 801-963- 3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman said that this parcel has come to the Commission earlier this year to be rezoned RS. He noted that this will be the first subdivision built in a RS zone and will need to comply with the regulations of that zone. Steve said that the subject property is mostly vacant with the exception of a couple of homes along 3200 West. He stated that all of the proposed 15 lots do meet the frontage and area requirements. The applicant is working with staff and public works on the drainage system. Commissioner Winter asked Steve if the road will be a public street or a private road with a PUD. Steve explained that the proposal is for a dedicated right-of- way that will allow the developer to have curb, gutter, and sidewalk on both sides of the street. The detention bason will either be kept as it is or it will be relocated underground as a storm tech system and West Valley City will have an easement to maintain whatever system is chosen. Steve said that this will be a public road. CONDITIONAL USE APPLICATIONS C-20-2021 Petition by SANSONE GROUP requesting a conditional use for a warehouse facility. The property is located at 2215 S. 7200 W. on 18.09 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc- ut.gov) Discussion: Jody Knapp stated that the subject location includes two parcels that will be combined into one property. She said that the current tenant is a construction company, and they have left the site unpaved, gravel because they used the property to store heavy equipment. Jody explained that this proposal is for a large warehouse facility, and they do have enough room to accommodate an office/warehouse. The applicant did mention the possibility of having four tenants leasing the building. Jody presented the site plan to the Commission. She pointed out that the truck parking is along the south side of the subject property. She explained that the frontage of this property is on 7200 West and the roadway system is on the 2050 regional transportation plan to be widened and continue north. Jody noted a large retention pond on the property that they intend to leave open, and Public Works also recommends this. She said when 7200 West develops; the retention pond can be reassessed. Jody said staff is recommending keeping the 20-foot landscaping requirement. However, where the detention pond is abutting 7200 West, the landscaping will be pushed back behind the basin. She noted that the site plan depicts a ten-foot  landscape strip. Jody stated that she would like feedback from the Commission on having a 10 foot or 20-foot landscape strip. She would also like feedback about the south side of the property, where the proposed truck parking will be. She asked the Commission if they would like to have those areas' landscaping requirements meet that of a parking lot or a truck court. Commissioner Winters likes the idea of having trees along the south side of the property. He is wondering if a 20-foot setback is needed along the west and south side of the subject location where it abuts open land or if a 10-foot setback would be sufficient. Commissioner Woodruff asked if the retention area would always have water running through it, and Jody said yes. Commissioner Woodruff feels that the soil will be too moist for trees to grow in that location. Jody stated that the site plan depicts no formal landscaping within the storm drain easement. She said the applicant would need to revise their plans to show them outside of that easement on the south side if formal landscaping is required. Commissioner Woodruff asked if the applicant is proposing to have trucks backed up along the south side. Jody stated that is correct. She explained the south side is quite a way off of 201, and the surrounding businesses help obstruct the view of that side from the street. Commissioner Woodruff stated that planting trees in that area doesn't seem to make much sense where it isn't visible and not in a place favorable to tree growth. Commissioner Winters agrees with Commissioner Woodruff. Jody suggested that a fair trade could be not requiring trees to be added to the south. However, adding trees to other locations on the site. She then asked the Commission's thoughts about needing a 10 foot or 20-foot landscape along the retention basin, and Commissioner Winters felt 10 feet of landscaping would be sufficient. CA-9-2021 Petition by TOM STUART CONSTRUCTION requesting a conditional use amendment for an expansion and outside storage at Intermountain Bobcat. The property is located at 2129 S. Technology Park Way on 1.08 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 has approval for a conditional use on the northern part of the site. Unfortunately, the applicant immediately started developing south of what was approved. She said that a business license inspection triggered a more formal review. Jody stated that the City had contacted the applicant several times over the years, explaining that they need to have the property approved for the conditional use to the south. As part of the review, she said the site would need to comply with what was agreed in their original site plan and attain the approval of the proposed amendment.  Jody explained that the applicant had initially asked to amend everything to the east of the existing fence and would not be using the property to the west. She said they ended up using a loading ramp located on the west side of the fence. Jody stated that Building Inspections labeled the ramp a detached loading dock that requires permits and formal engineering. Therefore, improvements will need to be made to the loading dock and surrounding areas of the site. Jody suggested that the applicant amend the subject property and put a chain-linked fence with slats around the perimeter instead of amending just the property to the east of the fence. CA-10-2021 Petition by TOM STUART CONSTRUCTION requesting a conditional use amendment for outside storage at Scott Machinery. The property is located at 2187 S. Technology Park Way on .44 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp stated that the subject location is directly south of the property in question in the application CA-9-2021 and has the same applicant. She explained that a tenant is interested in leasing a unit within the subject property and would require outside storage. Jody said this proposal is a request to amend the site plan by removing some of the pavement for a gravel yard to accommodate outside storage behind the building. She stated the storage will consist of smaller machinery and is not visible from the street. She stated that the applicant is proposing a minor modification to their site plan for the gravel storage yard. There being no further business, the meeting adjourned at 4:07 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant