Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING DECEMBER 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 Jody Knapp, Steve Lehman, Brock Anderson, and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney ZONE TEXT CHANGE APPLICATIONS ZT-5-2022 Petition by WEST VALLEY CITY to amend Sections 7-6-301 and 7-6-308 of the zoning ordinance by adding use restrictions and design standards to the BRP (Business/Research Park) zone. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik stated that this proposal is a request from the City to amend a couple of sections in the code regarding the BRP (Business/Research Park) zone. Steve reviewed the proposed additions to the standards.  Overhead doors shall not be oriented toward or facing High-Image Arterial Streets as listed in Section 7-10-102 including all of Lake Park Blvd.  No more than 60 percent of the square footage of Buildings on a BRP Lot shall be used as a Warehouse.  No more than 60 percent of the square footage of Buildings on a BRP Lot shall be used as Light Industrial.  All Warehouses in the BRP zone shall meet the Commercial Design Standards in Part 3  of Chapter 7-11. Commissioner McEwen pointed out that it would be challenging to meet the commercial design standards on the side of the building that has overhead doors. He asked if there would be any leeway on that side of the building. Steve said that only the sides visible from the street need to meet the commercial design standards, so there would be some leeway. ZT-6-2022 Petition by WEST VALLEY CITY to add restrictions on the use of lawn in landscaping to Chapter 7-16 of the zoning ordinance. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that the state legislature passed House Bill 121, a lawn replacement program, earlier this year. He stated that the legislature appropriated five million dollars for this program and those monies should be available in the spring of 2023. Steve noted that two standards need to be met to be eligible to apply for the lawn replacement program. First, lawn would be prohibited in park strips and areas less than ten feet. Second, no more than thirty-five percent of the front and side yard landscaped area shall be lawn. Steve stated that the City Council wants West Valley City to be eligible to apply for the lawn replacement program and has asked us to move forward with this proposal. Commissioner McEwen noted that the standards looked to apply only to residential developments. He asked Steve if businesses would also be eligible to apply for this program. Steve said he also had that question and was informed that even though the standards apply only to residential, there is a connection permitting anyone to use. He noted that he isn’t sure how that connection is made. Commissioner McEwen asked if a contractor is building a new subdivision, would they be eligible to apply for the program? Steve explained that where this is a lawn replacement program, it would not apply to new construction. He noted that typically the homeowner is responsible for the landscaping with a new subdivision. ZT-7-2022 Petition by CABCO 5600 LLC an amendment to Section 7-14-404 of the zoning ordinance to change the location of the restrictions on automotive sales, automobile service, and automotive parts sales from between 2455 South and 3100 South to between the Riter Canal and 3100 South. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik said the area in question is within the 5600 West Overlay Zone, which prohibits auto-related uses. He stated that the applicant proposes to leave the vocabulary for the restrictions of the Overlay Zone as is but move the restricted area from 2455 South to 3100 South to 3100 South to the Ritter Canal. Steve noted that the applicant feels this would be a positive change because, generally speaking, the Ritter Canal is the dividing line between retail and industrial uses.  Commissioner Lovato asked if this proposal would be more challenging where the subject location has manufacturing and commercial zones. Steve explained that the property owner requested to change the zone to C-2 (General Commercial) on the front portion of the property to allow medical office uses. He pointed out that most of the property behind the subject location has storage units used for storage, so there should not be any issues. ZONE CHANGE APPLICATIONS Z-11-2022 Petition by WEST VALLEY CITY requesting a zone change from M (Manufacturing) to BRP (Business/Research Park). The property is located within the Lake Park Corporate Centre on 384.8 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that this proposal is a request from the City. He stated that Lake Park Corporate Center, the subject property, contains both the M (Manufacturing) and the BRP (Business/Research Park) zones. Steve stated that this proposal would rezone all M zones within Lake Park to BRP, and the uses allowed in the BRP zone are more restrictive than those of the M zone. Steve pointed out that rezoning this property would keep it more aligned with the General Plan. He said that most of the subject property is already developed for office uses, and this proposal would protect that property. Steve explained that when the park was established, use restrictions were applied. Suburban Land Reserve developed Lake Park and held a controlling interest in deciding what uses would be permitted. Steve said they have recently sold the property, and a Board now makes land use decisions, so there is more of a possibility that the land uses will become less restrictive. Steve noted that he had received emails from property owners within Lake Park, and the property owner of the Home 2 Suites Hotel and the two adjacent parcels had expressed some concerns. The property owner is considering building a restaurant with a drive- through; drive-throughs are not permitted within the BRP zone. Steve informed the Commission that he would not suggest they look to make any changes to satisfy this one business owner. However, if the Commission is concerned about drive-throughs not being permitted to be used within the BRP zone, there are ways to address this issue. One way would be to exclude specific properties from the rezoning. Steve said that the staff is not in favor of this option. He stated another option would be to add this land use into ZT-5-2022, which is on this agenda. Commissioner McEwen said that the pandemic had increased the demand for drive- through options, and he feels it warrants a discussion. SUBDIVISION APPLICATIONS SMI-10-2022 Petition by JOHN BAIRD requesting minor subdivision approval for the PSB Investments Subdivision. The subdivision will consist of two lots on .60 acres. The subdivision is located at approximately 3909 South 2200 West 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 Lehman explained that the applicant is proposing to subdivide the property into  two lots, one of which would be a flag lot. He noted that there is an existing home and detached garage on the subject property. Steve explained that this property was recently rezoned from agricultural to R-1-8. He pointed out that the within the development agreement an exception to the frontage has been granted. Steve pointed out that improvements will need to be made to the existing structure. Steve said that the subject property would be required to connect with the improvements (curb, gutter, and sidewalk) on the property to the north and continue through to the south property line. SMI-11-2022 Petition by KEN MILNE requesting minor subdivision approval for the Day Estates Subdivision. The subdivision will consist of 7 lots on 1.9 acres. The subdivision is located at approximately 3789 South 5200 West 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 Lehman explained that this is a request by Mr. Milne for a seven-lot subdivision, with three of the lots being flag lots. He pointed out that there is an existing home on the property that Mr. Milne would like to keep and restore. Steve stated that where the City Council has condemned the use of private streets, it was challenging to develop a design for this project on a fifty-four-foot right-of-way. He said that staff worked with Mr. Milne extensively to put together the submitted site plan. Steve noted that the curb cut still needs to be added; however, all other improvements are in place along 5200 West. He mentioned that the applicant had already been granted an exception to the frontage. Steve explained that Mr. Long, an adjacent property owner, had called concerned about his existing fence that extends onto the subject property. Mr. Long asked Steve what would happen to his fence if the subdivision were approved. Steve explained that this issue is a civil matter and will need to be worked out between himself and Mr. Milne. Steve stated that the fence would need to be moved and relocated. He said he had not had the opportunity to discuss this issue with Mr. Milne. However, he will follow up with him before the public hearing. He believes that the applicant will put up fencing around the proposed project. CONDITIONAL USE APPLICATIONS C-25-2022 Petition by DELCO WESTERN requesting a conditional use for a Warehouse. The property is located at 2559 S. Decker Lake Lane on 1.72 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody explained that the subject property currently has outside storage, and the applicant proposes adding a warehouse as an enclosure for sed storage. She stated that the warehouse would be metal and painted to match the main building. Jody noted that the proposed warehouse is less than 30% of the building expansion, so the updated landscaping standards would not apply. Jody said a masonry wall is required between the subject property and the adjacent residential properties. She pointed out that the Police Department would prefer adding a  higher quality chain-linked fence instead of a masonry wall to keep the area visible for patrol officers and make it more challenging to climb. Jody said the principal of the adjacent school agrees with the recommendation of the Police Department. C-26-2022 Petition by FULL SERVICE STORAGE, LLC requesting conditional use approval for outside storage as well as requesting an exception to the requirements of 7-10-103, Standards for Landscaping Along High Image Arterial Streets. The property is located at 2222 W 2300 S on 4.41 acres and is zoned M (Manufacturing). (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson stated that the subject property was historically used as an office building. He explained that the applicant wants to use the subject property for RV and boat storage. The outside storage would be located at the rear of the building, and they would add slats to the existing fence for screening. Brock pointed out the existing monument sign base and said the applicant would either need to replace the sign or remove the base. He stated that the applicant proposes to screen the property's north side using landscaping. Bock explained that staff had suggested the addition of trees that will be six feet tall to the landscaping for more screening. He pointed out the ditch running along the front of the property and explained that the applicant wanted to landscape between the ditch and the property and would not meet the landscaping requirements. Therefore, they are requesting an exception to those requirements. Brock said the fence running south of the property would be chain-linked. There being no further business, the meeting adjourned at 4:20 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant