Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING MAY 17, 2023 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 GENERAL PLAN CHANGE APPLICATIONS GP-1-2023 Petition by RUSSELL PLATT requesting a General Plan amendment from Mixed Use with High Density Residential to Mixed Use with Very High Density Residential. The property is located at 1251 West 3300 South on 13 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that this proposal would amend the subject property's General Plan and development agreement. He stated that the existing development is called Village @ River's Edge and pointed out the four parcels included in this proposal. Steve noted that the condo building has different ownership and is not part of this application. He pointed out the four buildings with commercial space on the ground floor and explained that the applicant proposes converting that space into thirty apartment units. Steve said the applicant mentioned that the existing commercial space retail had increased the number of police calls, and tenant turnover was high. Therefore, they feel residential space would benefit them and the City. Steve displayed an image depicting where they propose adding doors and patio areas for those apartments. He noted that the wetland area would be filled in to accommodate the proposed townhomes amenity space. Steve said there are two hundred and forty-four apartments on the subject property, and this proposal would add thirty apartments and seventeen townhomes. He said they would repair and paint the stucco on the existing structures and offered to do the same for the condo development. Also, they would fix the larger landscaped areas and add some xeriscape. He said the applicant is requesting a General Plan change because this project would have a density of 22 units per acre. Steve noted that this project exceeds the parking requirement. Steve stated that when the homeless shelter near the wetland area opened, the applicant started having issues with transients in and around the wetlands, and they are hoping once it is developed, it will alleviate those issues. Steve pointed out that to fill in the wetlands, the applicant would need approval from the US Army Core of Engineers, and they have been in contact with them. He said some drainage from the site goes into wetlands, and they would work with the Public Works Department to address that issue. Commissioner Woodruff asked if the townhomes would be rentals. Steve said they would, and they would have the same owner as the apartments. Commissioner Fuller asked if there has been any thriving mixed-use in West Valley City. Steve explained that there are two types of mixed-use - horizontal and vertical. He said horizontal mixed-use is more successful in the City. However, vertical mixing has proven to be successful in areas with very high density, like New York City. Commissioner Winters asked if there was a way to combine the old-style architecture with the modern style so that a development could look more uniform. He gave an example of Park City and said they must have standards that keep the architecture uniform throughout the city. Steve said Park City has the most stringent standards in the state. He noted that the applicant had submitted different renderings before those shown today. Steve felt they could have been more aesthetically pleasing. However, he can bring this to the applicant's attention. Commissioner Lovato asked if West Valley City could initiate something to enhance the overall look of our apartment and townhome developments. Steve pointed out that the applicant has included management standards in the development agreement as part of this proposal. He noted that this could be one way to address his concern. Steve stated that staff works closely with the applicants to find ways to spruce up the developments before it is presented to the  Planning Commission. However, Commissioner Lovato brings up a good point; maybe we can do more. Commissioner Lovato asked if there has been any impact on residential developments near the homeless shelter. Steve said that the applicant had mentioned a significant increase in security concerns following the opening of the homeless shelter. He said the applicant should be at next week's meeting and can speak more about this. Steve noted that the Police Department is keeping a record of the calls they receive that are transient-related. Also, the applicant is proposing extra lighting as an additional security measure. SUBDIVISION APPLICATIONS S-3-2023 Petition by SCOTT GODFREY requesting approval for the Godfrey Industrial Subdivision No. 3. The subdivision will also amend lots 1 and 2 of the Godfrey West Subdivision. The subdivision will consist of 4 lots on 108 acres. The subdivision is located at 5900 West 2400 South and is zoned M. (Manufacturing). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc- ut.gov). Discussion: Steve Lehman explained that this request is to approve a subdivision on 108 acres owned by Scott Godfrey. He explained that the applicant intends to extend 2400 South to the west as part of this subdivision. Therefore, two lots that are part of the Godfrey West Subdivision are included in this application. Steve presented the site plan and pointed out the extension of 2400 South, which would provide access to the subject property and the two lots of the Godfrey West Subdivision. Steve said he is unsure how Mr. Godfrey plans to develop this property. However, he believes it would be used for a warehouse or office/flex space like his surrounding property. Steve pointed out the areas on the subject property with a large amount of drainage and stated that the applicant intends to leave that area in its natural state. CONDITIONAL USE APPLICATIONS C-9-2023 Petition by HUNT ELECTRIC requesting conditional use for outside storage. The property is located at 1784 W. 2300 S. on 1.02 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 subject property is a satellite office for Hunt Electric. She stated they lease one unit of a multitenant condo development as extra warehouse space and is requesting a conditional use for outside storage. Jody presented the most detailed site plan she could find and noted the subject property was developed in the early 70s. Jody pointed out where the applicant wanted to house their outside storage. She explained that typically a business is  required to have a site inspection as part of the business license process. However, in this case, Hunt Electric is leasing a unit and does not own the subject property, so the City would not hold their business license for general site issues. Jody reviewed the current landscaping and mentioned that some of the landscaping had either been removed and not replaced or needed maintenance. She pointed out trees that, over time, have died and are now lying on the ground. Jody noted that as part of the landscaping for the parking lot, there should be one tree every 30 feet. Jody noted that the areas that should have grass are now primarily weeds, and the areas with only rock previously contained live plant material. She stated that this is an excellent opportunity to look at the landscaping for the overall site. If the Commission wants specific landscaping added, it could be part of this conditional use. Commissioner Winters asked Jody if the best way for the Commission to address these issues would be requiring the applicant to meet the typical landscaping requirements. Jody said that would be fine. She said she would also like their thoughts regarding adding live plant material in the area that is just rock. C-10-2023 Petition by CASTLEWOOD DEVELOPMENT requesting conditional use approval for a 330-unit apartment development. The property is located at 2940 W 3650 S on 3.02 acres and is zoned CC (City Center) and R-2-8 (Two Unit Dwelling Residential, minimum lot size 8,000 square feet). (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov). Discussion: Steve Pastorik noted that the Planning Commission approved this application on June 8th of last year. He pointed out that around the same time, interest rates were climbing, and the applicant ran into financing issues. Steve explained that our ordinance states approval from the Planning Commission expires after a year if there hasn’t been significant progress, like obtaining a building permit and beginning construction. He noted that the applicant believes they are ready to proceed with this project and are returning to the Commission for approval before the original approval expires. Steve reviewed this proposal. He presented the site plan and mentioned that there had been some slight adjustments. Steve stated there would be seven floors, and floors four through seven would sit back from the street. Steve pointed out area 15, the loading area, and explained that someone could park temporarily to load or unload. Chair Fuller asked what would separate the subject property from the neighboring library. Steve said there is currently five feet of landscaping, and as part of this project, there would be an additional five feet of landscaping and a sidewalk between the two properties. Chair Fuller asked if a fence would exist between the subject property and the library. Steve stated that the proposed walking path  would connect to the library and the park, and neither connection would have a fence. Chair Fuller pointed out that the City has approved the widening of 3650 South and asked how that would impact the proposed development. Steve explained that they would need to work with the Public Works Department to figure out who would be responsible for adding the improvements along 3650 South. Commissioner Winters asked if the City Council had approved this proposal last year. Steve said this application would not need approval from the Council because the zoning is already in place and is a conditional use request. Commissioner Winters asked if the City Center zone is developing as anticipated or if there have been any complications. Steve stated that there had been mention of one issue with residents bringing their dogs to the park to relieve themselves and damaging the grass. Steve said they are looking into providing a specific area with artificial turf for dogs to use instead of the park, which would keep waste contained and help maintain the grass. Commissioner Winters asked if we intend to keep R-1-8 zoning south of this property. Steve said yes, that is why we have the restriction of no more than three floors close to the road; it helps transition from residential uses to the City Center zone. Commissioner Winters asked if there had been any concerns from the residents of the adjacent properties regarding this project. Steve mentioned one gentleman who opposed this proposal because of the high density. He stated that if approved, he would prefer a connection to the north so all the traffic would not go to Lancer Way. Subsequently, we were able to work out that connection. There being no further business, the meeting adjourned at 4:43 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant