Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING AUGUST 17, 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 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 GP-1-2022 Petition by WEST VALLEY CITY requesting an amendment to the West Valley City General Plan to update the City’s Moderate Income Housing Plan. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that the Moderate Income Housing Plan is required by state law, and the state has changed the requirements several times over the years. He said the requirements had changed once again during the past legislative session. Therefore, this proposal is West Valley City's revised Moderate Income Housing Plan. He then gave an overview of the updated Moderate Income Housing Plan and collected data to determine the moderate-income level with the Planning Commission. Commissioner Winters asked if this data was from every City within the County. Steve said that was correct. He noted that West Valley City offers more moderate- income housing than most other cities. Commissioner Lovato asked if there is a mechanism to hold the individual cities accountable for providing the required percentage of moderate-income housing. Steve said that the state would review the Moderate Income Housing Plan to see if each City is progressing with implementing its strategies. He said they cod potentially withhold certain types of funding if there isn't any progress. Commissioner Winters asked if some notification is given when a property changes from moderate-income to market price. Steve said there are tax credit housing developments that must be affordable for thirty years. He explained that after the thirty years, the facility is often in need of repairs and costs an investor a lot of money so that they will sell the building at market price. Commissioner Woodruff asked about the available moderate-income housing within the City after the increase in housing costs. Steve said, generally speaking, rental apartment buildings would still be affordable for the (80%) low-income residents. Commissioner Woodruff asked what the City would have available for the 30% and 50% AMI. Steve stated that a developer would need some subsidy to provide housing for that demographic. He noted that West Valley City has partnered with non-profit organizations to help redevelop properties. Commissioner Woodruff asked if some of the tax monies associated with redevelopment are allotted to low-income housing. Steve said there is, and it is called the housing set aside; however, he is unsure of the affordability level. Commissioner Woodruff discussed the many different sources of capital for low- income housing projects. Brandon Hill said a few recent projects sunk due to the complexities behind accruing capital. He explained that we are now seeing more developments priced at the market rate and offering some restricted income units. Commissioner Woodruff asked about a recent application he had come across during the last tax credit. Steve believes that the project belonged to the Utah Housing Preservation Fund. He explained that they purchase existing developments and try to keep them affordable. Commissioner Winters said that when the Moderate Income Housing Plan was reviewed approximately five years ago, West Valley City met all of the requirements. He asked if we were still meeting the needs. Steve said that the City must select five strategies, and we have implemented more than that; over half of our new developments will be moderate-income housing. He explained that according to the code, the City would need to show how they will continue meeting the requirements over the next five years.  Commissioner Lovato said that West Valley City managed its moderate-income housing well and other cities did not. He said it seemed odd that we would need to do more. Brandon Hill explained that cities with higher income levels would take longer to meet the required moderated income housing percentage. CONDITIONAL USE APPLICATIONS C-17-2022 Petition by DELGADO & SONS TRUCKING requesting a conditional use for a trucking maintenance and office facility. The property is located at 6343 West SR-201 South Frontage Rd on 1.9 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained that the applicant has a family-owned trucking business, and they have outgrown their existing facility. She said this proposal uses the front of the lot, zoned M (manufacturing), to operate their trucking facility. Jody stated that the rear portion of the parcel is zoned A(agriculture), and it is not part of this application. Jody noted that there is an active case on the subject property. She explained that this application was received the day before the notice of violation was sent in the mail. Therefore, the applicant was unaware of the case until after they submitted this application. Jody said the subject property is undeveloped, so they would need to add improvements along the South Frontage Road. She stated that the applicant would need to improve the site and add landscaping along the South Frontage Road, meeting the 7-10 requirements. Jody stated that they are not proposing any overnight facilities and would not be allowed to have anyone staying overnight or living on site. Jody noted that the applicant did indicate adding wash bays; however, she will need to follow up on the number of bays they are proposing where it isn’t stated in their plans. Jody explained where the applicant is proposing an office use, and she spoke to them about adding design treatments surrounding the office portion of the building. She presented some examples of metal buildings with exterior awnings and wainscoting. Commissioner Woodruff asked if they needed to comply with the commercial design standards. Jody said they are exempt from those standards if the use is only allowed in the LI or M zones, such as a metal warehouse building. However, where this proposal incorporates an office use, and the building is visible from 201, they could meet the design standards on that section of the building. Commissioner Winters said his only concern was a building made of only metal. He agrees with Jody and is glad she added the design treatments as a condition of  approval. C-18-2022 Petition by JK INVESTMENTS LLC requesting a conditional use approval for outside storage. The property is on three parcels located at 2125/2145 S 7200 W and 7165 W 2100 S on 7.92 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 proposal is for a conditional use for outside storage. He pointed out that the subject property comprises three parcels in the very northwest of West Valley City. Brock noted that this is an enforcement case. He explained that the subject property was approved for outside storage, but that expired unbeknownst to the applicant. Therefore, this proposal is coming before the Planning Commission. Brock stated that the property owner leases out the subject location to companies for them to store their supplies and equipment. He presented the site plan and explained that 2100 South and 7200 West currently do not have road improvements, which will be discussed with the Public Works Department. Brock noted that they would need to meet the required twenty-foot landscape buffer along both streets. He said that they are proposing a chain link fence with slats. He stated that they are proposing asphalt and gravel for surfacing, but he will need to confirm placement on the site. Brock noted that the applicant said this would be an unmanned yard. He stated that there is an existing building on the subject property, and he needs to confirm its use with the applicant. There being no further business, the meeting adjourned at 4:34 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant