Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING May 4, 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 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 ZT-3-2022 Petition by WEST VALLEY CITY requesting an ordinance amendment to change the Zoning Ordinance (Title 7) and the Condominium Ordinance (Title 9). The purpose of these changes is to prohibit private streets, allow parking spaces for townhomes and condominiums attached to the side of each other to back onto a street, and create two new street classifications for use in planned unit developments. (Staff – Steve Pastorik at 801-963- 3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik stated that the City Council is requesting this ordinance revision regarding private streets. He explained that this revision would do three things. First, private streets would be prohibited across the board. Steve noted that a development on one parcel with one owner having internal driveways or roadways would not be considered private streets.  Second, side-by-side townhomes or condo developments backing onto a street would be permitted. Steve said that this would not apply to stacked unit developments. Finally, Steve stated that they are proposing the addition of two new cross- sections. Steve explained that the standard right-of-way is 54 feet with a park strip and sidewalk on both sides of the road. He said one proposed cross-section would remove the sidewalk and park strip from one side of the street, making it a 44-foot right-of-way. The second proposed cross-section would remove the park strip and sidewalk from both sides of the road, making it a 34-foot right-of- way. Steve said that with rear-loaded townhome developments, the sidewalk is typically located in the common area, not on the street. In this case, a 34-foot right-of-way could be used. Chair Meaders asked if the City would be responsible for snow removal where all streets would be public. Steve said the City would be responsible for snow removal and street maintenance. Commissioner Winters asked who would be responsible for trash pickup. Steve said if each unit had its own trash can, he believes the City would pick up the trash. However, if the development has larger disposal areas, they would be responsible for providing their own service. ZONE CHANGE APPLICATIONS Z-6-2022 Petition by WADSWORTH LAKE PARK, LLC requesting a zone change from M (Manufacturing) to B/RP (Business/Research Park). The property is located at 4625 W Lake Park Blvd. on 5.78 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik stated that the subject property is one parcel with split zoning, M (Manufacturing) to the north and B/RP (Business/Research Park) to the south. He stated that the property owner is trying to attract tenants, and there has been interest in leasing the building for medical office uses. Steve explained that one difference between the M zone and the B/RP zone is medical office uses are permitted within the B/RP zone; however, they are not permitted in the M zone. Therefore, this proposal is to zone the entire parcel B/RP. Steve said that the staff feels this is a good idea where part of the parcel already has that zone, and it fits into the General Plan. Commissioner Winters pointed out the surrounding parcels with the same split zoning and asked if the entire park should be rezoned to B/RP. Steve said that staff had discussed this, and a City initiated change could be made. He noted that the existing CC&Rs for the park limit the heavy manufacturing uses allowed currently. SUBDIVISION APPLICATIONS SMI-2-2022 Petition by MIKE NADEAU, representing Superb Petro Inc., is requesting minor subdivision approval for the Sunny Subdivision. The subdivision consists of 2 lots on 1.2 acres. The subdivision is located at 2508 South Redwood Road 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 property has an existing gas station located on the corner of 2940 West 3650 South, and the remaining portion of the parcel is vacant. He said that this proposal is to subdivide the property into two lots. Lot 1 is where the gas station is located, and the empty portion of the property would be lot 2. Steve stated that he isn't sure what the use would be for the second lot. CONDITIONAL USE APPLICATIONS C-11-2022 Petition by CASTLEWOOD DEVELOPMENT requesting conditional use approval for a 330-unit apartment development. The property is located at 2940 W 3650 S on 3.02 acres and is zoned CC (City Center) and R-2-8 (Two Unit Dwelling Residential, minimum lot size 8,000 square feet). (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that the subject property has been vacant since 2014. Steve said there would be access to the property on the west side, leading to the internal parking. There would be a fire turnaround on the north side. Steve explained that the City Center zone allows for only one access, so the second proposed access off 3650 will need to be removed from the site plan. Steve stated that the first 200 feet of the south-facing side of the building would be allowed to have a maximum of three stories. The remainder of the structure is proposed to be seven stories high. Steve said the height restriction for the first 200 feet resembles the height and width of a single-family home, like those across the street. He pointed out that the first two floors will be mostly parking, and the units will start on the third floor. Steve explained that several issues need to be addressed, and he has provided the applicant with a list of those issues. Steve reviewed some of the problems with the Commission. Chair Meaders asked how many units are in the ICCO development. Steve said phase one contained 225 units, phase two 201 units, and 330 units are being proposed with this application. Commissioner Winters asked if all the units in the second phase were leased out. Steve said that they had been leased out for a while. Commissioner Wood asked Steve to explain how each unit has a patio and an exterior wall. Steve pointed out the internal courtyards with windows facing the  exterior for the interior units. He noted that these are proposed to be class A units. Commissioner Winters pointed out that the traffic study did not call out any issues. Steve said that is what it shows; however, the Engineering Department needs to review the research and provide their comments. He mentioned the code states a development with forty-five or more units; the Planning Commission can allow 1.3 stalls/unit for a studio, 1.5 stalls/unit for a one- bedroom, and 1.75 stalls/unit for a two-bedroom. The code also permits a ten percent reduction in parking within the City Center zone. Steve said they would have the exact number of required parking spots, taking advantage of both deductions. The parking study looks at national and Utah-specific numbers, and it found there to be more than ample parking. Chair Meaders asked if visitors would be able to park there. Steve said typically, one stall will be assigned to each unit and then flex parking for visitors, but he will need to follow up with the applicant. Chair Meaders asked if they would need a pass to access the parking garage. Steve said he would follow up on that as well. Commissioner Winters asked if parking is allowed on Lancer Way. Steve doesn’t believe so, where the City has plans to develop the street, and there would not be enough room to park on the road. C-12-2022 Petition by BEN GINGRICH WITH HSB ARCHITECTS requesting conditional use approval for a bank located in the 5600 West Overlay Zone. The property is located at 2807 S 5600 W on 1.12 acres and is zoned C-2 (General Commercial). (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson explained that this proposal is for a conditional use approval for Key Bank. He said there is an existing pad on the subject property, and they propose building the bank just south of that. Brock pointed out that modifications will need to be made to the landscape. He noted that the applicant wanted to remove some of the lawn and add cobble, trees, and shrubs. Brock said that the Planning Commission could allow this change. However, they must still meet the 50% live plant material requirement. Brock explained that they would need to meet the commercial design and 5600 West Overlay Zone standards. He said some design and relief treatments need to be added, and he has provided that information to the applicant. Brock has asked the applicant to provide updated parking numbers. He is hoping to receive revised elevations before next week's meeting.  Commissioner Wood asked if the customers would enter the building on the north side. Brock said that the main door is located on the north side. He pointed out the proposed pedestrian connections. Commissioner Lovato mentioned that the park strip along 5600 West isn't looking great, and maybe a xeriscape would be easier to maintain. Commissioner Winters said it might look strange having grass broken up by xeriscape, but he sees the benefit of less maintenance. Commissioner Lovato asked if Code Enforcement would do something about the park strip's yellow grass and upkeep. Steve Pastorik said that Ricardo Ramos handles proactive enforcement. He'll be going systematically down the 5600 West this year and issuing citations for anyone that has violations. Commissioner Winters asked if we should be leaning more toward xeriscaping, where we are currently experiencing a drought. Steve said that he has spoken with the Director of Community preservation, Layne Morris, and he said during drought years, the grass could be yellow as long as it isn't completely dead. Steve explained that there are other landscaping options. We would need to make sure that it complies with conditions of approval or development agreement, or other code conditions. There being no further business, the meeting adjourned at 4:24 pm. Respectfully submitted, Kirsten Hunt, Administrative Assistant