Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING April 20, 2022 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://us06web.zoom.us/j/88955119737 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Clover Meaders, Darrick Porter, Harold Woodruff, Cindy Wood, and Martell Winters ABSENT Harold Woodruff, David McEwen, and 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 SUBDIVISION APPLICATIONS PUD-2-2022 Petition by CAMERON SCOTT, representing David Weekly Homes, is requesting preliminary approval for the Westview Townhomes. The proposed project consists of 64 units on 5.5 acres. The subdivision is located at 2876 South 5655 West and is zoned RM (Multiple Unit Dwelling Residential). (Staff – Steve Lehman at 801-963-3311or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that this proposal is for a new townhome development directly adjacent to the 5600 Hotel. He stated that Glen Eagle Drive, to the south of the subject property, will continue to the north connecting to the street just north of the subject property. Steve said that the Stub road on Balmoral will connect to the subdivision. He noted that the site plan is showing a gate at the access to the project. Steve explained that there has been talk of gating the project, however, they have yet to decide. Steve explained that the development agreement was approved in 2020. As part of that agreement the applicant was  given a 5% reduction in landscaping and a 4.2 stall/unit parking ratio. Steve stated that the current parking ratio is 4.7 units/acre, however, when the development agreement was approved the average town home parking ratio was between 3.5 – 3.8 units per acer. He mentioned that he discussed the parking with the Legal Department and Steve Pastorik, CD Director, and the applicant will need to meet the parking ratio outlined in the development agreement. Steve presented the building elevations and said that a few enhancements need to be made, but overall staff approves of what is being proposed. The applicant is required to provide four amenities and are proposing five. Steve pointed that the applicant is wanting to acquire some property just south of the subject location that is owned by UDOT. He stated that nothing has been decided at this point. Commissioner Wood asked if these units would include basements. Steve said that the water table is too high and would not permit basements. PUD-3-2022 Petition by ROBBIE THOMPSON, representing the Sonrise Baptist Church, is requesting preliminary approval for the Sonrise Townhomes. The proposed project consists of 33 units and 2 parcels on 5 acres. The proposed development is located at 3550 South 4400 West and is zoned RM (Multiple Unit Dwelling Residential). (Staff – Steve Lehman at 801-963-3311or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that there is an existing church on the subject property. He stated that the applicant proposes three, four, and six-unit buildings with basements. Steve noted that the applicant would build to meet the multi-family design standards per the development agreement. The existing parking for the church will be moved to the west, and they will also have parking to the south. Steve said that the applicant is willing to add a pavilion with outside seating. He suggested they add a waking path and would like feedback from the Commission regarding the pathway. He explained that the elevations had not been reviewed per city ordinance yet; however, it appears more stone will need to be added. The color of the building is still being discussed. The site plan is showing white without any additional colors. Commissioner Fuller asked if the open space was sufficient for the proposed project. Steve pointed out that they are offering a patio space fronting each unit. However, the open space is relatively low. Commissioner Fuller asked if the parking lot between the church and the development would be considered open space. Steve said it would not be factored into the percentage. Commissioner Winters said that the shared green space between the subject property and the church makes it feel like they are not lacking any open area.  Steve noted that the Commission could view that as an offset for the open space. Commissioner Wood asked if they would be adding a sidewalk. Steve stated that the site plan does not show a sidewalk along the south side, so they will need to adjust the plan to add that sidewalk. He noted that the parking ratio would be 4.75 stalls/unit. CONDITIONAL USE APPLICATIONS C-8-2022 Petition by SANSONE GROUP requesting conditional use approval for a warehouse building. The property is located at 6048 W Beagley Rd on 16.54 acres and is zoned M (Manufacturing). (Staff – Brock Anderson at 801-963- 3361or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson stated that this request for a warehouse building. He explained that 5900 West and Beagley Road are in the process of construction, and the subject property would have access to both. The west side of the building will have bay doors and truck parking. Brock said that the access to the north is still being discussed. It is possible that the property owner to the north will be putting in a road that they would use as an access, or they may need to change its location. Brock noted that the applicant is requesting a landscaping exception due to the canal running through the property. He said If the exception is granted, the staff suggests a 10’ wide formal landscaped area next to the Lee Creek Channel that includes shrubs 3’ in height, spaced closely enough to grow to create a hedge row for screening. Also, one street tree shall be provided every 30’ along the frontage. Brock stated that the applicant proposes one large structure; however, they could divide the building into four different units. The proposed building for phase II should be similar to that of phase I. C-9-2022 Petition by BRAD JONES requesting conditional use approval for outside storage. The property is located at 2181 S 7200 W on 2.0 acres and is zoned M (Manufacturing). (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson stated that this request is for outside storage. He explained that the applicant sells and recycles landscape products. Brock said that the applicant is proposing a garage and an office building. He would need to work with the Building department to ensure all requirements are met. Brock noted that the applicant had mentioned opening a plant shop. If that is proposed, more parking stalls would be required. The Public Works Department is reviewing the plans now. Brock feels adding slats to the existing chain link fence along the front of the building would be the easiest way to attain proper  screening. There being no further business, the meeting adjourned at 4:08 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant