Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING July 20, 2022 The meeting was called to order at 3:35 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 David McEwen and Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, Brock Anderson, and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney GENERAL PLAN/ZONE CHANGE APPLICATIONS GPZ-6-2022 Petition by MOUNTAIN AMERICA CREDIT UNION requesting a General Plan change from Residential Office to General Commercial and a zone change from R-1-6 (Single Unit Dwelling Residential, minimum lot size 6,000 square feet) to C-2 (General Commercial). The property is located at 2531 South Redwood Road on 0.85 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc- ut.gov) Discussion: Steve Lehman presented this application for Steve Pastorik. He gave a bit of a background for the subject property, stating that it was the impetus behind the City’s decision to change the shopping center area requirement from one acre to .75 acres. Steve noted that ordinance will be used in the future, but it does not apply to this application. Steve pointed out that there is an existing home and detached garage on the subject property. He noted that the alleyway just right of the subject property had been vacated and divided between the property owners  so, eight feet went to the property owner to the right and eight feet went to the landowner of the subject property. Steve explained that the proposal is for a Mountain America Credit Union, a reasonably new branch. He said that UDOT would not grant access onto Redwood Road, so there would be access to the north and south via the two dedicated streets. Steve presented the site plan and pointed out that this plan is a first draft of what the applicant would like to put on the property. Steve mentioned the site does need work in order to comply with City ordinance, but that would be reviewed at such time a site plan is submitted. SUBDIVISION APPLICATIONS SMI-5-2022 Petition by EVY COLIN requesting a minor subdivision approval for the Colin Subdivision. The subdivision consists of 2 lot on .63 acres. The proposed subdivision is located at 2781 West 4100 South 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 explained that the subject property was vacant and left out from the surrounding subdivisions to the east, south and West. He said that the applicant is proposing a two-lot subdivision. Steve stated that the City is in the process of street improvements on 2700 W. He said the corner where 2700 West meets 4100 South will be wrapped by a masonry wall that would end just east of the subject property. Steve stated that there will be a park strip and sidewalk from the corner of 2700 West and 4100 South and an integral sidewalk west of the subject property. He pointed out the grade difference from the property up to the asphalt and would need to build the drive access to these homes up a bit. Steve said that the Public Works Department recommends adding a circular drive so cars will not back out to 4100 South. He said another option might be something similar to a hammerhead, where the residents can back into and front 4100 South. SD-2-2022 Petition by KOREY KINDER with DR Horton, representing Magna Township, is requesting consideration to dedicate a portion of 4100 South west of U-111. The proposed dedication is necessary to provide access west of U-111 to a future project within SL County jurisdiction to be known as Little Valley. The area of consideration to be dedicated is approximately 1.7 acres. The proposed dedication is located at 4100 South 8400 West. (Staff – Steve Lehman at 801- 963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman said that this request is a bit unique. He pointed out that the City boundary extends west off of U-111. He explained that the Magna Township is doing a project on the west bench, calling it Little Valley, and needs to attain right-of-way for direct access to the project. Steve said over the past couple of years, and the City has been negotiating with the Magna Township to have the intersection at 4100 South be a T intersection. He mentioned that the applicant is  proposing a mix of small lot, large lot, and multi-family. Steve believes this will be the location for the new Cypris High School. Chair Fuller asked if the City has a use for the portion in West Valley City South of 4100 South. Jody pointed out the Magna well property on the corner and the adjacent road belonging to Kennecott, limiting the land that West Valley City could use. Steve said there is potential for some development in this area, but no applications had been submitted. MISCELLANEOUS APPLICATIONS M-3-2022 Petition by ALAN BRADSHAW requesting an exception to the requirements of 7-10-103 due to landscaping impacts from right-of-way widening at 3535 South 5600 West. (Staff - Brock Anderson at 801-963-3361 or brock.anderson@wvc- ut.gov) Discussion: Brock Anderson explained that this application is being presented to the Commission due to UDOT widening of 3500 South and 5600 West. He stated that there is an Arby’s restaurant on the subject property. Brock said there currently is approximately twelve feet of landscaping to the edge of the sidewalk, and the requirement is twenty feet. He pointed out that there is a significant amount of landscaping directly in front of the building. Brock noted that they will still have twenty feet of landscaping between the front of the building and the sidewalk; however, it will be broken up. He said staff feels the landscape exception makes sense at this location, where they would need to move the drive access to accommodate the total twenty feet of landscaping to the edge of the sidewalk. Brock explained that the applicant would be required to meet all other landscape requirements. Commissioner Lovato stated that the improvements were done a while ago and asked Brock how much time is allowed for submitting a request for a landscape exception. Brock said the letters were sent out to the property owners last fall stating all landscaping needed to be in by July 1, 2022. He explained that the applicant said they did not receive the letter on time to make the request before the due date. Commissioner Lovato pointed out an old sidewalk on the property that does not connect to the new sidewalk put in by UDOT. Brock said the applicant would likely keep the old sidewalk and finish the portion to connect with the new one. M-4-2022 Petition by KRAIG MCGEE requesting an exception to the requirements of 7-10- 103 for property at 3443 West 3500 South. (Staff - Brock Anderson at 801-963- 3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson explained that the subject property's landscaping was affected when 3500 South was widened several years ago. However, at that time, there  wasn't anything in our code to trigger that they needed to meet the twenty-foot landscaping requirement. Brock said other things would trigger that requirement. He stated that in this case, the trigger was an application for a tenant improvement in the building over fifty- thousand dollars. Brock noted that the code says the Planning Commission can modify the 20-foot landscaping requirement if it's going to eliminate necessary improvements. He explained that, in this case, the applicant would need to cut the building back to meet the requirement. Brock stated they could lose one parking space and still meet the parking requirement. He noted that staff feels they could just adjust their ADA stall and might not even have to eliminate a stall. He said staff only recommends an exception for the front of the building. Commissioner Lovato asked if they needed to add some trees next to the building. Brock said the tree requirement is based on the number of parking stalls. He pointed out that they are not meeting the 50% requirement with the existing landscaping, and they would need to meet the original requirements stated in the original plan or meet today's standards. There being no further business, the meeting adjourned at 4:05 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant