Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING July 6, 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 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 GENERAL PLAN/ZONE CHANGE APPLICATIONS GPZ-5-2022 Petition by SCENIC DEVELOPMENT, INC. requesting a General Plan change from Low Density Residential (3 to 4 units/acre) and Large Lot Residential (2 to 3 units/acre) to General Commercial and a zone change from R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet), A (Agriculture, minimum lot size ½ acre), and A-2 (Agriculture, minimum lot size 2 acres) to C-2 (General Commercial). The property is located at 3672 and 3690 South 5600 West on 5.79 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that the applicant is requesting this General Plan/Zone Change intending to use the subject property for two medical office buildings. He pointed out the parcels located directly south of the subject location, where a hospital for the University of Utah will be located. Steve believes the construction of the hospital will be around 2026; however, he will need to double-check that  date. Steve stated that staff has a couple of concerns he would like to address with the Commission if they feel the proposed zone change is appropriate in this location. He explained that when UDOT did the construction on 5600 West, they put the sidewalk right up against the curb. He said the city standard would have a park strip between the sidewalk and the curb, so staff would recommend that to the applicant. Steve noted that the City has tried to have power and utility lines buried where possible, which would be discussed with the applicant. He stated that when you have a commercial use next to a residential use, the code requires a masonry wall to be installed between the properties. The City would like the wall along the north and south sides of the subject property to match the wall installed for the University hospital. Chair Fuller asked Steve if the applicant wants approval of this proposal to build around the same time as the hospital. Steve said he would ask the applicant if they plan on waiting or starting construction once this proposal is approved. Commissioner Winters asked if there are any requirements regarding the noise of sirens on emergency vehicles near a residential zone. Steve stated that he does not believe emergency vehicle noise limitations exist. He explained that the University is a state entity and is not required to apply for a zone change. Steve asked Brandon Hill if his statement was correct. Brandon confirmed his information and added that historically the state had worked well with the City. Commissioner Lovato asked if the park strip would be five feet like the majority of 5600 West. Steve said yes, the park strip and the sidewalk would be five feet. Commissioner Wood asked Steve if there would be an impact on traffic along 5600 West. Steve said he would investigate the traffic impact and report to the Commission. He said that when the Mountain View Corridor opened, it took some traffic away from 5600 West. Eventually, the corridor will become more like a full grade-separated freeway, which at that point would be able to handle even more traffic. ZONE CHANGE APPLICATIONS Z-9-2022 Petition by SHANE KEYVANI requesting a zone change from A (Agriculture, minimum lot size ½ acre) to RE (Residential Estate). The property is located at 3940 S 5200 W on 10.6 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) (Continued from the June 22, 2022 public hearing) Discussion: Steve Pastorik explained that during the June 22, 2022, public hearing, he noted that staff had some concerns about the proposed development agreement. He said the developer then asked for the continuance to provide extra time to work on the contract. Steve said he had not received an update, although he did hear back  from the applicant stating they had brought someone to help update the development agreement. He is hoping to provide an updated document for next week's meeting. Steve noted that if the Commission would like him to review the application, he would. The Commission did not ask for a review and did not have any questions. Z-10-2022 Petition by JOHN BAIRD requesting a zone change from A (Agriculture, minimum lot size 1/2 acre) to R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet). The property is located at 3909 South 2200 West on 0.52 acres. (Staff - Steve Pastorik at 801-963-3545 or steve.pastorik@wvc- ut.gov) Discussion: Steve Pastorik explained that the subject property has an existing house and detached garage. Steve noted that the proposed flag lot would place the existing home on one lot and the detached garage on the other lot. Therefore, it would no longer serve the current house. Steve stated that the landscaping and driveway need maintenance and repair. He noted that the existing structure would need to be repainted. Steve stated that the minimum frontage requirement for the R-1-8 zone is eighty feet, and, in this case, they would be one foot short of meeting the requirement. He said that the staff feels granting an exception for the one foot is a reasonable request. Steve said the applicant is proposing to meet the previous housing standards, which are higher standards previously stated in our ordinance. He noted that improvements would be added across the front edge of the subject property. Steve pointed out that if this zone change is approved, the existing detached garage would be on a separate lot than the existing home and most likely demolished to make room for a new house. He said that the county records showed this home was built in 1924, so our code would not require replacing the garage. However, the staff feels replacing the garage would be a reasonable consideration for the development agreement. Chair Fuller asked how close a detached garage could be to the property line. Steve said it could be within one foot of the side and rear property lines, as long as it is behind the house. There being no further business, the meeting adjourned at 3:55 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant