Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING OCTOBER 19, 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 Harold Woodruff and Mathew Lovato 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 CHANGE APPLICATIONS GP-2-2022 Petition by WEST VALLEY CITY to amend the City’s General Plan by updating the Major Street Plan to: 1) extend Lester Street (5700 West) as a 66’ right-of-way north of 2400 South, 2) add 7200 West as an 80’ right-of-way between 2100 South and SR-201, and 3) extend 5900 West as a 66’ right-of-way between Beagley Road (2540 South) and Parkway Blvd. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Continued from the October 12, 2022 public hearing Discussion: Steve Pastorik stated that this agenda item was continued from the previous public hearing. He explained that David Drake, an attorney representing a current business located on Lester Street, had addressed the Commission during that meeting. Steve pointed out that Mr. Drake’s major concern was regarding the widening of Lester Street and how it would affect the business. Steve explained that the Major Street Plan calls for a sixty-six foot right-of-way and the City already owns sixty-five feet of the right-of-way for Lester Street. He stated that the most the City could widen the street would be six inches on either side. Steve said that he believes the attorneys concern was the need to add improvements in the future. He explained that adding improvements such as, curb,  gutter, and sidewalk, could be done within the sixty-six feet of right-of-way. Steve noted that the City is proposing to lengthen Lester Street and that would not impact any businesses. Chair Fuller said that the question would then be, has the property owner built his business on City property? Steve said he is not sure if that is the case. He stated that the attorney has his contact information, and he has not reached out. Steve stated that perhaps this proposal would not be as impactful as Mr. Drake originally thought. Commissioner Wood said she had heard the property owner state they would need to pay for half of the future improvements. She asked Steve if that is true. Steve explained that there is a provision in our code regarding someone who owns a property located along a street that does not have improvements. He explained that if that homeowner were to do construction on their site costing fifty thousand or more, then they would be required to put in improvements. Commissioner Wood asked if the City adds the improvements would the property owner need to pay a portion of that? Steve said the only situation where a property owner would need to pay for improvements would be if there is a delay agreement in place. Chair Fuller asked if the City or the property owner would be responsible for the park strip. Steve said if the City is doing a project, we would usually put in a concrete park strip. However, if the property owner puts in the park strip, it could contain gravel, stamped concrete or other forms of landscaping and they would be responsible for maintaining it. SUBDIVISION APPLICATIONS SMI-9-2022 Petition by BRENT MALILI requesting preliminary approval for the Carpe Diem Auctum Phase 2 Subdivision. The subdivision will consist of 2 lots on 2acres. The subdivision is located at approximately 5520 South 5600 West and is zoned C-2 (General Commercial). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that this proposal is regarding the second phase of the Carpe Diem subdivision. He pointed out the gap separating this parcel from the one to the north and stated it is owned by UTA. Steve said the developers have been working with UTA and have submitted an access plan to the City. He noted that upon review of the access plan, UDOT agreed to one access for both lots. Steve explained that a multi-tenant building is proposed for lot one and a restaurant for lot two. Commissioner Winters said he thought there was a previous application for the subject property. Steve said there hasn’t been any recent proposals. SA-4-2022 Petition by PAUL SNYDER is requesting a plat amendment for lots 5 and 6 of the JMYL Subdivision. The proposed consolidation of these lots will create a larger lot for a future restaurant. The property is located at approximately 1814 West 4100 South and is zoned C-2. (General Commercial). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that this application is to consolidate two lots for a new  restaurant drive-thru. He said that this type of application previously would not come before the Commission. However, due to changes in state law the consolidation is part of a plat amendment and before the Commission today. CONDITIONAL USE APPLICATIONS C-21-2022 Petition by GOLDEN SPIKE RESTAURANTS, LLC requesting a conditional use for a Taco Bell fast food restaurant with a drive-thru. The property is located at 1814-1838 West 4100 South on 1.01 acres and is zoned C2 (General Commercial). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained that this conditional use is for a Taco Bell that would sit on the subject property of the previous application, SA-4-2022. She said the proposed drive-thru would wrap around the front of the building. Jody stated that they would need to meet the commercial design standards, and there is a standing development agreement stating that their landscaping design needs to match the adjacent CVS. She has sent some redline comments to the applicant and is waiting for their reply. Jody pointed out that the applicant would need to add some relief treatment to the building. She mentioned that a sidewalk was added on the side where the medical center sits. Jody explained that she needs to talk to the applicant about what they are proposing for a pedestrian connection and that it is the same as the one running along CVS. She pointed out how the trees have matured and are starting to buckle the sidewalk. Jody explained that this issue would be addressed as improvements were added. Jody explained that the north- south sidewalk connections have already been established, and we must ensure they match the applicant's plans. C-22-2022 Petition by J&J TIRES requesting a conditional use amendment for auto and tire sales. The property is located at 2875 S. Redwood Road on 0.55 acres and is zoned C2 (General Commercial). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained that in 2012 there were issues with the property being used as a salvage yard with a large amount of outside storage. She said the property's condition led to the conditional use being revoked. Jody stated that when J&J Tires took over, their original conditions of approval stated they could do auto servicing; however, no sales would be permitted. She explained that J&J Tires has been running their business from this location for approximately ten years, making significant improvements to the site and running a good company. Jody stated that the applicant would like to amend the conditional use to allow tire and auto sales. She reviewed where they propose to display their vehicles and tires for sale. Jody noted that she needs to discuss if they intend to keep the fenced portion of the property open during the review. She pointed out an unmaintained area containing only dirt where the landscaping should be. Jody stated that the applicant is in the process of landscaping the area. Jody noted that the applicant would need to add one tree every sixty feet to comply with landscaping requirements. She presented an image of the existing masonry wall and explained how it would need to be modified to meet the code. Jody pointed out that the current structure needs maintenance. She noted that they have started constructing the dumpster enclosure; however, it needs to be finished. Jody explained that she has excellent communication  with the applicant and doesn't foresee any problems working with them through this process. There being no further business, the meeting adjourned at 3:57 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant