Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING DECEMBER 1, 2021 The meeting was called to order at 3:41 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 Steve Pastorik, Jody Knapp, Steve Lehman, Brock Anderson, and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney SUBDIVISON APPLICATIONS SA-6-2021 Petition by BRETT CARTER requesting preliminary approval for the Carmen’s Place Subdivision. This application will amend lot 8 of the Belmont Downs Subdivision and will create 1 new building lot. The subdivision is located at 6256 West 2900 South, consists of 2 lots on 2.15 acres and is zoned A-1 (Agricultural, minimum lot size one acre). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve explained, in 1996, part of the subject location was designated as a wetland by the Army Core of Engineers. Over the years, the definition and designation of wetland have changed, and Mr. Carter received approval from the Core that the subject property is not considered a wetland. Therefore, building a home in this location would not be a problem. In speaking with engineering, Steve stated that there should not be any issues. Steve received an anonymous call from an adjacent property owner. This owner said that building a home in the proposed location will cause his house to flood. Steve spoke with engineering and the applicant about this phone call and expressed  that postponing this application might be the best option. This will give them time to look at the property and implement the proper flood precautions. Commissioner Winters asked if there is a grade to the subject property that would increase the risk of flooding, and Steve said the terrain is very flat. SA-7-2021 Petition by RIK DUNHAM requesting preliminary approval for the CR England Lot 4 Amended Subdivision. The subdivision plat will amend lot 4 to create a new lot for the Expansion of an existing Dominion Energy facility. The subdivision is located at 4527 West 2100 South, consists of 2 lots on 9.6 acres and is zoned M (Manufacturing). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that the subject property is in the northeast corner of lot 4 in the CR England Subdivision. He said that a Dominion Substation is located on that corner, and they would like to expand the substation. Steve noted that this is a platted subdivision, so the applicant is proposing an amendment to the subdivision for the expansion. CONDITIONAL USE APPLICATIONS C-21-2021 Petition by WESTERN STORAGE requesting a conditional use for outside storage. The property is located at 6551 W. 2100 S. on 6.0 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained that a towing company is currently located to the south of the subject property with access off of the Frontage Road. She said the applicant is looking to expand to the north adding approximately six acres for outside storage. Jody said that the definition of outside storge is very broad because the type of surfacing and fencing is determined by what will be stored there. She noted that the applicant has submitted a letter of intent that lists many possibilities of what will be stored on the subject property because there isn’t a tenant at this time. Jody explained that this could pose a problem for the fire department and public works with plan development. The decision was to move forward with the proposed plan knowing that changes may need to be made once reviewed by the fire department and public works. Jody stated that the existing chain link fence will be moved out of the setback and vinyl slats will be added. She also mentioned that the applicant could be required to add a restroom. Jody stated that in two to four years the City will be rebuilding the Frontage Road. Therefore, public works is not requiring any improvements or formal landscaping to that frontage of the subject property along that road at this time. However, there will be a delay agreement addressing those  requirements. The landscaping and roadway improvements for 2100 South will be required at this time along with streetlights. Public works will pursue a delay agreement for curb, gutter and sidewalk along that frontage. Jody said an important part of this application is the Planning Commission approving this proposal to address screening and surfacing with such a broad definition of what will be stored outside. MISCELLANEOUS APPLICATIONS M-2-2021 Petition by NEIL NIXON requesting an exception to the requirements of 7- 10-103 due to landscaping impacts from right-of-way widening at 3550/3556 South 5600 West. (Staff - Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson explained that the subsequent three applications are pertaining to properties impacted by the widening of 3500 South and 5600 West. He said that the code states an exception to the City’s high image arterial landscaping standards can be requested if one can't meet these requirements due to the location of existing buildings or other site improvements on the property. Brock noted that this proposal incorporates three commercial buildings along a high-image arterial street. They are requesting an exception to the 20-foot landscape requirement. Brock said that UDOT had completed widening the road, and the subject property was left with a narrow frontage, down to four feet in some spots. Brock presented the landscape plan, submitted by the applicant, to the Planning Commission. He noted one concern of staff: the majority of the live plant material is Red Leaf Japanese Barberry. This shrub has many thorns, and it is proposed to be located along a walkway. Brock noted the thorns would keep any trash or debris stuck in the shrub and would need to be removed often. Unfortunately, Brock said, the applicant has installed landscaping before receiving approval, and what was planted does not match what is on the plan. Brock suggested that the Commission add requirements to the landscaping, such as three or more varieties of plants, as part of this exception. Chair Meaders asked Brock if the Commission could require a specific size of plants or shrubs. Brock said that is a possibility, especially in areas that accommodate taller plants. Commissioner Winters agrees with the staff's concerns. He said we usually just look to see that they meet the fifty percent requirement, right? Brock said that is correct, but where this is a unique circumstance, the Commission could add more specifications to the type of landscaping. Commissioner Fuller asked if this site was irrigated, and Brock said it was.  Commissioner Fuller said they could probably add plants into that existing irrigation system. Brock said he will add some specifications to his staff report for the public hearing. M-3-2021 Petition by ROGER KEHL requesting an exception to the requirements of 7- 10-103 due to landscaping impacts from right-of-way widening at 5550 W 3500 South. (Staff - Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson explained that a Subway is located on the subject property. He said the drive-thru now sits where the twenty-foot landscape requirement would be. They are asking for an exception of seven feet next to the drive- thru. Brock stated they would meet the fifty percent lawn and 50% live plant material requirement. Brock pointed out that the applicant is not asking for an exception west of the drive approach. Staff suggested removing one parking spot to add the required amount of landscaping where they have four parking spaces over what is needed. M-4-2021 Petition by NIEL HARMON requesting an exception to the requirements of 7- 10-103 due to landscaping impacts from right-of-way widening at 5670 W 3500 South. (Staff - Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson said that when UDOT widened 3500 South, they added an unusual V-shaped sidewalk in front of the subject property. He explained that the east end of the subject property is shy two feet of meeting the landscaping requirement, and staff feels that leaving this as is would be a better option than removing a parking stall and redoing the landscaping to gain the two feet. Brock stated that there are currently twenty-three parking stalls at the subject location, and the business is required to have twelve stalls. He said that the applicant is requesting an exception to the landscaping on the west side and proposing to redo the landscaping to the west. Brock explained that the green space to the west belongs to a different parcel. Therefore, the staff recommends removing a parking spot and adding the required twenty feet of landscaping. Chair Meaders asked Brock if he could explain the reason for the V-shaped sidewalk. Brock said that UDOT added it. However, he isn’t sure why they configured the sidewalk in that manner. Commissioner Winters said he isn’t concerned about meeting the twenty feet landscape requirement next to the parking area. He feels the landscaping would not blend in well with the rest of the street. Commissioner McEwen asked if there was a reason that UDOT didn’t finish the landscaping. Brock said the property owners were given money to replace  it based on the removed landscaping. Commissioner Woodruff feels that the landscaping would enhance the look of the project. Commissioner Fuller said the only way to make this look right would be to change the location of the curb, gutter, and sidewalk they just put in. Commissioner Lovato feels it is challenging to know the best fit given the location of that sidewalk. Commissioner Winters said another concern is that the property owners were paid to replace the landscaping; however, they probably did not receive any money to tear out concrete to add additional landscaping. So, that would be brand new money out of their pocket. There being no further business, the meeting adjourned at 4:24 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant