Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING SEPTEMBER 7, 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 SUBDIVISION APPLICATIONS SMI-7-2022 Petition by WEST VALLEY LAND HOLDINGS requesting minor subdivision approval for the WVLH Subdivision. The subdivision consists of 3 lots on 3 acres and will dedicate a portion of Lehman Avenue. The subdivision is located at 3560 South Constitution Boulevard and is zoned CC (City Center). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that this is a request from West Valley Cities Redevelopment Agency. He noted that there would be an easement for lots one two and three to access the office tower. Steve said that they would be removing the property line that goes through the Police Department building and dedicating a portion of Lehman Ave. He stated that this proposal will create lot 2 which will be used for parking for the office tower. Steve noted that lot three will be developed sometime in the future along with the two corner lots to the east. SA-3-2022 Petition by ERIK MORENO requesting minor subdivision approval for Moreno Subdivision. This application will also amend lots 15, 16 and 17 Block 2 East Magna Plat A. The subdivision will consist of 1 lot on 1.3 acres, is located at 7055 West Gates Avenue and is zoned M (Manufacturing. (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that the subject property should look familiar to the Commission where it had come before them for a zone change and a conditional use prior to this application. He said during the site plan review the Engineering Department stated the three individual lots need to be consolidated into one lot. Steve noted that these lots were part of the old East Magna Plat A, lots 15, 16 and 17. He explained the subject property will be for a stucco business. CONDITIONAL USE APPLICATIONS C-16-2022 Petition by GOLDEN STAR STUCCO and PLASTER, LLC requesting a conditional use for a larger commercial vehicle in conjunction with a home occupation. The property is located at 3751 W. 4400 S. on .18 acres and is zoned R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained that this is a conditional use request to store a larger commercial vehicle on the property for a major home occupation. She explained that the applicant was applying for a business license, and at the time, they had different types of outside storage, a box truck, and a large work truck in the yard. Jody noted that the applicant is going through the enforcement process and have resolved all violations prompted by applying for a business license. She stated that the subject property is a corner lot, making it challenging to meet the setback requirements. She explained that the large box truck had been relocated; however, they need a conditional use for the other truck because it is too large to be stored onsite. Jody explained that the work truck could be kept on the owner’s property if screened. However, the gate opens into the street, so the required screening would not allow the applicant to meet the clear view requirement. Jody stated they are proposing a vinyl fence along the north side of the driveway. She explained that the gate would also require screening which should blend in with the main building and meet the fence requirements. Jody stated they have two options for the gate, add screening and have it open towards the house or shift the gate to the north. Commissioner McEwen said that he isn’t sure why this needs to be a conditional use. He stated that the subject property looks excellent and well maintained, and he has seen many RVs parked in driveways, which are much bigger than this truck. Jody explained that the car in question does not meet the requirement to be stored onsite, so they would need to keep it off-site. Commissioner Winters feels having the gate swing in, and the rest of the  screening added is a reasonable solution. Jody said she would try to get some pictures of the open gate for next week’s meeting. CA-4-2022 Petition by VALLEY COLLISSION requesting conditional use approval for outside storage. The property is located at 2738 S Constitution Blvd on 1.74 acres and is zoned M (Manufacturing). (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson explained that a collision repair business was previously on the subject property, and they have moved out. He said the applicant would be operating a similar business, but would like to store cars outside overnight, which would be considered outside storage. This use is permitted within the M zone with a conditional use permit. Brock pointed out that the chain-linked fence along the frontage contains slats, and they are proposing to use this to screen the outside storage area. Brock explained there are some concerns regarding the parking. Brock said with the proposed eighteen bays and office and storage space in the building, they would need sixty- four customer and employee stalls according to code, and they have twenty-two currently. He explained that the applicant states this business would be mostly storage, and there are currently 10 employees working on vehicles, but they would ideally have 15 employees, and no more than three customers parking at one time. Brock noted that they would have enough parking. Brock noted that they would have enough parking, according to the applicant. He asked for the Commission's feedback regarding the parking. Commissioner Fuller said he had noticed many cars parked on the street in front of the property and asked if the parking overflow was from this business. Brock said it could be however, he thinks most of it is from the adjacent mobile home park. Commissioner Woodruff feels twenty-two stalls are insufficient, especially with the amount of on-street parking. Commissioner Fuller feels that requiring three stalls per service bay is more than what would be needed. Brock said he did address the parking with the applicant, and if the outside storage is approved, they will pack the cars tightly in that area. He explained that without the approval of the outside storage, they would need to move the vehicles inside at night, and parking that tight would not be an option. Commissioner Winters asked what the options the applicant has to meet the code for parking stalls. Brock said they could reduce some of the storage areas to make room for additional parking. C-19-2022 Petition by GALLOWAY & COMPANY requesting conditional use approval for a convenience store and fuel sales. The property is located at 6383 W 3500 S on 1.25 acres and is zoned C-1 (Neighborhood Commercial). (Staff – Brock  Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson said this proposal would combine two parcels into one lot for a convenience store and fuel sales. He noted that the Public Works Department would require a high back curb and gutter along Meander Ave. Brock pointed out the existing cinder block wall, which would remain. He said he would find out if it meets our current code requirements. Brock presented the submitted site plan and noted that the applicant would need to make some modifications to the plan. He explained currently, they are not meeting the setback requirements and would require additional landscaping. Brock said the building would front onto 6400 West. He stated that the Public Works Department has reviewed the site plan and stated the applicant would only be allowed one access off 6400 West. Brock pointed out that they are proposing another access off 3500 South, and would review that access. He said they are short a couple of parking stalls based on the square footage of the building. Brock stated that the applicant must meet all commercial design standards. He noted that they would need additional design treatments and to add detail to the columns of the canopy, so it ties in with the main building. Commissioner Lovato asked if the applicant might turn the building to the north, where they will only have one access. Brock said that is an option. He explained that all comments had been given to the applicant, and we await their reply. C-20-2022 Petition by GREY GARZA requesting conditional use approval for 18 townhome units. The property is located at 1854 W 4100 S on 1.54 acres and is zoned RM (Multiple Unit Dwelling Residential). (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson explained that the applicant requests approval for eighteen townhome units. He noted that the townhomes would front the common area where the amenities would be located. Brock stated that the parking lot for the apartment building is currently paved and striped. Brock discussed a couple of outstanding issues. Brock explained how proposed elevations are different from the original development agreement. He stated that the end units would have rooftop decks. Brock said that the applicant is proposing smaller units. He noted that the driveways are relatively small, approximately six feet deep. Brock pointed out that they are missing a window treatment on the primary façade. Brock asked the Commission if they had any thoughts regarding the window treatments. Commissioner Lovato said the windows look good as proposed. He stated the windows above the garages need more variation. Brock noted that staff had provided the applicant with the suggestion of adding a band to break up that block of windows. Brock explained that he has talked to the applicant about the  placement of the rooftop decks being able to see over into the adjacent residential buildings. He stated that staff suggests the addition of a railing. Commissioner Winters asked if they lacked one space per unit. Brock said the Development Agreement for this project was approved prior to the code changes for townhome parking. Commissioner Winters asked if the applicant proposed meeting the full garage space. Brock said they are. MISCELLANEIOUS APPLICATIONS M-6-2022 Petition by CHRISTINE SCHMIDT requesting an exception to the requirements of 7-10-103 due to landscaping impacts from right-of-way widening at 3497 South 5600 West. (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock explained that this is a request for a landscape exception due to UDOT widening 3500 South and 5600 West. He said there is a McDonald’s on the subject property, and two to three years ago, they modified the drive-thru, which triggered the 7-10-103 requirements. Brock noted that UDOT was still working on the street at that time and was unaware of how much property they would need. He explained that the applicant could hold off on requesting the landscape exception until they knew how much property they would be losing. Brock stated that when he visited the site, they were in the process of adding trees, and they have now added the twelve required trees. He noted that the applicant is close to meeting the required twenty feet of landscaping along 5600 West, but they are a few feet shy along 3500 South. Brock pointed out that they currently have forty- six parking stalls, and they should have seventy-four according to code, so they request this exception so they will not lose any parking. M-7-2022 Petition by SCOTT HUNTSMAN requesting an exception to the requirements of 7-10-103 due to landscaping impacts from right-of-way widening at 3549 South 5600 West. (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc- ut.gov) Discussion: Brock Anderson explained that this is a request for a landscape exception. He stated that the site currently has fourteen feet of landscaping, so they are short six feet. Brock explained that they have room to move parking stalls and shift six feet to meet the landscape requirement. However, they would prefer to keep it as is. He noted that he had provided a letter from the applicant explaining the reasons for keeping the parking as part of the Planning Commission’s packet. Brock stated that the site needs to be cleaned-up and additional landscaping. He pointed out that we could request enhanced landscaping or add specific tree requirements in exchange for granting the exception.  Commissioner Winters said he is in favor of the exchange. He said moving the parking stalls and landscaping might not leave enough room to access the bay doors and could be costly. DISCUSSION ITEM Land Use Training – Steve Pastorik Discussion: Steve Pastorik explained that this training would review topics often discussed during Planning Commission meetings and could count toward their three hours of training required yearly. He discussed the history of housing standards. Steve noted that a project could come to the Commission with a development agreement vesting them with previous standards. He reviewed the process for approving a development agreement and said if there are changes to a development agreement, it must be approved by both the developer and City Council. Steve gave examples of topics covered via a development agreement and what is required for a zone change application. Brandon Hill explained the definition of legislative and administrative decisions. He reviewed Section 7-8-103, which covers the reasonable conditions the Planning Commission can apply to a conditional use. Brandon said the Commission can always ask him if they have questions regarding any issue. He reviewed the Kilgore vs. Utah County case and four issues involving the conditional use of that case. There being no further business, the meeting adjourned at 4:33 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant