Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING JUNE 1, 2022 The meeting was called to order at 3:30 p.m. by Chair Fuller 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 CHANGE APPLICATIONS ZT-1-2022 Petition by WEST VALLEY CITY requesting a zoning ordinance text change to update the definition of hospital; prohibit hospitals in the BRP, MXD, C-3, LI, and M zones; prohibit community uses in the Decker Lake Station Overlay Zone; require windows and doors on homes within the RS zone to be Energy Star rated; and update the list of uses allowed as home occupations. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that the City staff is proposing an ordinance amendment consisting of five changes. He explained that the first change would be updating the definition of a hospital to include rehabilitation and detoxification services and not a medical office or other use. Steve said the second change would prohibit hospitals in certain zones and located near the residential areas they serve and commercial uses.  He explained that the third change would prohibit community uses in the Decker Lake Station Overlay Zone. Steve explained several businesses within the Overlay Zone serve alcohol, and recent State law will no longer allow a business serving alcohol to change ownership if a community use was placed within the required separation distance. He noted that if this change is approved, it would be the only location where community uses are prohibited in the City. Steve stated that the fourth change would require windows and doors on homes within the RS zone to be Energy Star rated, which would make all standards within the RS zone meet or exceed the Energy Star standards. The fifth and final change would update the list of uses allowed as home occupations. Commissioner Winters asked if the change regarding hospitals is intended to reduce the potential impact on families, where the hospital traffic will be running all hours of the day? Steve said that the main reasons are to place hospitals near retail services and residents needing hospital services. 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 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet). The property is located at 3789 South 5200 West on 1.93 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that the applicant proposes seven lots, four directly along 5200 West and three flag lots in the rear. He said there is an existing home on the property, and the applicant wants to keep the house and remodel the inside. Steve stated that the applicant requests an exception to the frontage of the four lots directly off the street. He explained that they had looked into putting in a road to meet the frontage requirement; however, that would create oddly shaped lots. Steve reviewed the housing standards proposed by the developer to be part of a development agreement, such as more insulation than required, nine-foot ceilings, and all homes would have a variety of front elevations. He said they are also proposing the old, higher-quality housing standards. Commissioner Winters asked if the lots would be approximately ten-feet short of the eighty-foot requirement. Steve said that is correct, the applicant wants to create a lot for the existing house, and if they were to meet the frontage requirements, they would lose one lot. Commissioner Winters asked if granting the exception would create any issues. Steve explained that a seventy-foot frontage is workable. However, any less than the housing choices would be limited. Commissioner Wood asked if they are proposing to keep some of the trees on the subject property. Steve said he would discuss this with the developer and see if the applicant is amenable to preserving some trees. 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 25, 2022, public hearing) Discussion: Steve Pastorik explained that this application had been continued twice. Once was at the request of staff, and the applicant requested the second. He said they have significantly improved their site plan and reviewed the updates. They have moved the access to the south of the property providing two accesses to meet the fire requirement. They are amenable to the request from Public Works regarding the connection with the cul-de-sac. Steve explained the proposed metal screening for the parking structure that provides proper ventilation. He noted that the applicant is still working on sprucing up the portion of the building adjacent to the proposed park. Steve reviewed amenities and the number of units. Steve said he had spent much time working with the applicant on the landscaping. He explained the conditions outlined in the staff report. The grade of the building would be the same as the park, and the park needs to be filled in. There are temporary parking spots that could be used for things such as grub hubs or potential future tenants. Steve is working with the applicant to provide a buffer on the west side of the subject property. He noted that they are proposing the addition of a new vinyl fence. Chair Fuller asked if the City has preliminary plans for the future work on lancer way. Steve said they do, but it is very conceptual. Chair Fuller said it would be good to have that plan to help with concerns about the increased traffic on Lancer Way. Steve said he would follow up to see if they have anything to provide the public. Commissioner Winters asked about the large curve/knuckle on the road connecting to the proposed northern access. He feels this could cause a traffic concern if people start parking there. Steve said he would ask the Public Works Department if the curves would be sufficient or if something else should go there. Commissioner Winters, have there been any complaints from the neighbors. Steve said not at this time. Commissioner Fuller asked if they had figured out the entrance to the adjacent condominium. Steve said not yet; they are looking into options like an easement. C-14-2022 Petition by WASATCH COMMERCIAL BUILDERS requesting conditional use approval for outside storage. The property is located at 1820 W Printers Row on 3.01 acres and is zoned M (Manufacturing). (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson explained that this application is a request for a conditional use for outside storage. He reviewed the history of the subject property and stated it has been a case for code enforcement. Brock stated that the storage areas would be located to the north of the property and if the applicant is intending to have permanent storage structures, they will need to work with our Building Inspections Department. He noted that the landscaping would need work to meet the requirements. Brock stated that they currently do not have a plan for the landscaping, but he can add a condition to the staff report for the improvements needed. He said that he has been working with the applicant on providing the final count of uses and parking stalls and another condition in the staff report would be that sufficient parking is to be provided. Brock discussed the various items that are stored on the property. He noted that the chain link fence would need to move in order to meet the landscaping requirements. Brock explained that the north side of the subject property currently isn’t screened, and it is visible from 201 so he recommends screening on the north side as well. Commissioner Winters asked if a different type of fence is required on the north side where it faces a high image arterial. Brock said that the property does not front on the high image arterial so, they would not need to meet that requirement. C-15-2022 Petition by NEXT STEP WAREHOUSE requesting a conditional use for a Light Industrial Warehouse. The property is located at 3703 W. Parkway Blvd on 3.95 acres. The property is zoned M (Manufacturing) and is located in the Bangerter Highway Overlay Zone. (Staff – Jody Knapp at 801-963- 3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained that this is a conditional use application for outside storage for a warehouse development. She said this application is coming before the Commission because it is within the Bangerter Highway Overlay Zone. Jody noted that there are many restrictions regarding what can be built on the subject property. Jody presented the proposed building types and noted that the structures need to meet the architectural standards of the overlay zone. She stated that the proposed buildings range from 8000 sq. ft. to 12000 sq. ft., and they do not have direct frontage onto Bangerter. Jody said that two different types of metal materials and garage doors are being proposed. She has recommended adding additional landscaping to building type A. She pointed out that the landscape plan shows a sidewalk; however, Jody does not believe they are adding a sidewalk. CA-3-2022 Petition by NEXT STEP WAREHOUSE requesting a conditional use for a Light Industrial Warehouse. The property is located at 3703 W. Parkway Blvd on 3.95 acres. The property is zoned M (Manufacturing) and is located in the Bangerter Highway Overlay Zone. (Staff – Jody Knapp at 801-963- 3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp said the subject property was developed in 2008 for storage units. Since then, the plans have changed, and the applicant requests a conditional use for the second phase. Jody explained that they would like to finish the back part of the property for long-term outside storage. She noted that the applicant proposes adding gravel instead of asphalt where the proposed outside storage will be. She explained that the ground is flat in the subject property area, and the gravel would help with drainage and debris. Jody said there is a possible need for right-of- way improvements that the Public Works Department would handle. She said they would utilize the existing fencing. However, the dumpster enclosure needs to be finished. There being no further business, the meeting adjourned at 4:37 pm. Respectfully submitted, Kirsten Hunt, Administrative Assistant