Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING May 18, 2022 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://us06web.zoom.us/j/88955119737 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, 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 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). (Continued from the May 11, 2022 public hearing) Discussion: Steve Pastorik explained that this application was continued from the last public hearing. He stated that if this proposal were passed, three things would happen. First, private streets would be prohibited. Second, allow parking spaces for townhomes and condominiums attached to the side of each other to back onto a road, and third, create two new street classifications for use in planned unit developments. Commissioner Winters was not present at the last meeting and asked if Steve could recap any questions or concerns. Steve said that Commissioner Woodruff had expressed concern with a development containing shorter private streets, around 100 to 150 feet long, without a turnaround. He explained that a road 150 feet long or longer is required to have a turnaround by fire code. Steve said he was wondering how this would affect developments in the future. Steve mentioned that an architect who has worked with Scott Godfrey on some industrial developments asked if this would only apply to residential properties or if it would also apply to industrial projects. Steve answered that the Council had not made a distinction. He noted that there are some existing dead-end streets within the City that would need to be modified. Coby Wilson – said it would not be safe for snowplows or dump trucks to turn around on a dead-end street. He stated that right now, our code and engineering standards require that all dead-end roads end in a cul-de-sac, so if this passed, we would recommend continuing with that requirement. Commissioner Woodruff said creating a thru street within some of the proposed developments would lose several units and might not make it profitable enough to develop. Commissioner Winters asked if the options would be to end the street in a cul-de- sac or a hammerhead. Steve said that a hammerhead was not allowed on a public street, so the two options would be a roundabout or cul-de-sac. Commissioner Wood is concerned about developing land and having it be economical. She asked what will be required of the developments that have been approved but not yet constructed. Steve said those developments can still have private streets because the application was approved before this ordinance was passed. Commissioner McEwen asked if Public Works would be able to handle the increase in the number of streets they need to maintain. Steve stated that a map of all the roads they would need to maintain was presented to the Council, and they still wanted to eliminate private streets. Commissioner Wood asked if this would apply to industrial developments and PUDs. Steve explained as it is proposed, yes. However, if the Commission would like to recommend a carveout for those, they can. Commissioner Lovato asked if there has been a history of concerns regarding private streets within an industrial development or has it mainly been residential. Steve said the concerns that the Council mentioned were residential. The residents feel that they should not pay an HOA fee and property tax when the City doesn't maintain their streets. Steve explained that another concern is situations where the  HOA is underfunded and cannot maintain the private roads. Commissioner Fuller asked if some of the existing private streets fit the specifications of a public road can if they ask the City to make that change. Steve explained that the Council would need to approve the street dedication. Commissioner McEwen asked if the Council would receive the recommendation from the Commission. Steve said they would receive the meeting minutes, and when the proposal is added to the Council's agenda, the planner would add the recommendation as part of the presentation. Commissioner Woodruff asked if the applicant would ask for a variance from the Board of Adjustment. Brandon Hill, City Attorney, said that would not be a permitted variance. However, they could ask for a variance regarding frontage, for example, to accommodate the needed space. ZONE CHANGE APPLICATIONS Z-8-2022 Petition by ARCADIA SP, INC. requesting a zone change from A (Agriculture, minimum lot size ½ acre) to R-1-8 RA N Dwelling Residential, minimum WUnit (Single IT D Hproperty is located at 3789 South 5200 West on W lot size 8,000 square feet). The 1.93 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc- ut.gov) SUBDIVISION APPLICATIONS SMI-3-2022 Petition by TED DIDAS, representing the Valley Fair Mall, is requesting preliminary approval for the Valley Fair Lot 9 Subdivision. The subdivision will consist of 1 lot on .49 acres, is zoned C-2 (General Commercial) and is located at 3599 South Constitution Boulevard. (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that this application is from the Valley Fair Mall. He reviewed the approved mall subdivision to achieve eight lots from last year. Steve said that the mall had sold four of those lots, and this proposal is to add two more lots, 9 and 10. SMI-4-2022 Petition by TED DIDAS, representing the Valley Fair Mall, is requesting preliminary approval for Valley Fair Lot 10 Subdivision. The subdivision will consist of 1 lot on .47 acres, is zoned C-2 (General Commercial) and is located at 3599 South Constitution Boulevard. (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that this application is from the Valley Fair Mall. He reviewed the approved mall subdivision to achieve eight lots from last year. Steve said that the mall had sold four of those lots, and this proposal is to add two more lots, 9 and 10. SA-1-2022 Petition by JUSTON PUCHAR is requesting a plat amendment for lot 1 of the Western Flats Subdivision. The proposed application will amend lot 1 by creating a new lot. The property is located at 3685 South 3200 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 the subject property is large enough to subdivide and meet the frontage requirements. He stated that the existing structure will need to be removed in order to add another single family home on a new lot. Steve noted that there are boundary issues that will need to be addressed by the applicant. S-2-2022 Petition by MIKE CHAMBERS, representing Granger Hunter Improvement District, is requesting minor subdivision approval for the Kent Booster Subdivision. The purpose for the subdivision is to configure property lines that will be consistent with ownership of existing water tanks between Granger Hunter Improvement District and Jordan Valley Water Conservancy District. The subdivision is located at 4408 South 4800 West and is zoned A (Agriculture). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that this request is from the Granger Hunter Improvement District. He said that the applicant wants to configure property lines giving them and Jordan Valley Water Conservancy District their individual tank sites. Steve stated that there needs to be discussion regarding lot 4, where both districts own property on that lot. Staff is suggesting combining two lots. 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). (Continued from the May 11, 2022 public hearing) Discussion: Steve Pastorik said that he had received an email from the applicant earlier today requesting that this item be continued to the June 8th meeting. Commissioner Winters asked who tabled this proposal during the last session. Steve explained that it was recommended by staff due to the number of outstanding issues that needed to be addressed. Commissioner McEwen asked if there had been any development regarding the access off 3200 West. Steve said the Fire Department still wants a curb cut on Lancer Way, and the issue is still being discussed. Logistically, Steve feels it is possible; it is just figuring out how it will all come together. 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). (Continued from the May 11, 2022 public hearing) Discussion: Brock Anderson mentioned that during the public hearing last week, Bion Wimmer, the Attorney for the owner of the adjacent buffet, had said that there is a maximum size requirement for the proposed building. He explained that there is nothing indicated on the plat regarding the footprint of the building or a maximum size requirement. Brock said the City would not be involved with any requirements outlined within the CC&R. The applicant stated there isn't anything within those documents regarding building requirements. Brock said the applicant had updated their landscape plan to meet the 50% live plant material requirement. Brock said that they would be required to have 147 stalls and they are proposing more than required. He noted that the proposed building should not block the view of the adjacent restaurant. Brock pointed out that the applicant also updated the elevations. However, they still need to add one relief treatment on the building's west side. Commissioner Woodruff asked about the floor design, where he had not been inside a bank for quite some time. Brock explained that there is a more open floor plan, and the tellers have their own offices along the perimeter of the building. There being no further business, the meeting adjourned at 4:32 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant