Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING June 7, 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/ZONE CHANGE APPLICATIONS GPZ-3-2023 Petition by RUSSELL PLATT requesting a General Plan change from Large Lot Residential (2 to 3 units/acre) to Low Density Residential (3 to 4 units/acre) and a zone change from A (Agriculture, minimum lot size ½ acre) to R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet). The property is located at 4301 West 4570 South on 1.53 acres. (Staff – Steve Pastorik at 801- 963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that the applicant proposes changing the subject property's zone from A to R-1-8. He noted that the parcel to the left would keep the A zoning. However, both lots and some north property would be part of the  same subdivision. Steve noted that the Public Works Department had commented that they would need to shift the road to the south of Benview Drive to align with the one to the north. He pointed out that the existing home on the property line would remain and become part of the subdivision. Steve said the developer, via a development agreement, is proposing to meet the previous housing standards. GPZ-4-2023 Petition by MARIA DUBON requesting a General Plan change from Large Lot Residential (2 to 3 units/acre) to General Commercial and a zone change from A (Agriculture, minimum lot size ½ acre) to C-2 (General Commercial). The property is located at 4344 and 4358 West 3500 South on 0.7 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that the applicant wants to expand the C-2 zoning north on the subject property and add a restaurant and space to lease in the back of the building. He mentioned that the applicant would like to accommodate the future street widening. Steve pointed out that the setback requirement for the A zone is ten feet, which is five feet for the C-2 zone. He stated that the applicant is asking for an exception to the setback requirement of five feet, so they would have enough room to accommodate 90-degree parking. Steve noted that if the zone change is approved, the applicant would include dedicating the right-of-way to the City as part of a development agreement. Commissioner Porter asked if the exception would need to be granted with the approval of the zone change. Steve said that was correct. Commissioner Woodruff said that he is concerned the property to the east that would remain agriculture would not be useable. Steve stated that he does not envision that lot becoming a commercial property. He said they could put in a road with a cul-de-sac to access the remaining agriculture property, but that would require working with the other property owners. Commissioner Lovato stated that developing lots as narrow and deep as the subject property is complicated. ZONE TEXT CHANGE APPLICATIONS ZT-4-2023 Petition by WEST VALLEY CITY requesting amendments to Sections 7-1-103, 7-2-127, 7-7-115, and 7-11-205 of the zoning ordinance to add or modify several landscaping standards relating to decorative dirt, artificial turf, and how minimum landscape percentages are calculated. The proposed changes would also reduce the allowed number of garage, basement, or yard sales from an annual maximum of four to an annual maximum of three. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that over the past few months, the City Council has had  many conversations regarding enforcement in residential areas. He stated that the City Council asked staff to propose the following changes to the Zoning Code. Steve said first, the term Decorative Dirt to the definitions, Section 7-1-103. He noted that this type of dirt could be used as ground cover but would not count as live plant material. Second, we would use the size of plants at full growth when calculating the required 30% of live plant material in the front yard. Third, artificial turf could be counted toward all live plant material and could be added to park strips. Finally, Steve explained that currently, the code limits the number of garage, basement, and yard sales to four per year. He said the Council would like to change that to three times yearly. Chair Fuller asked who would be responsible for keeping track of the number of yard sales a resident has per year. Steve explained that the Code Enforcement Department would be liable. He noted that most enforcement would come from neighbors complaining about the frequent yard sales. Commissioner Woodruff asked if parking on artificial turf is allowed. Steve said that artificial turf is considered landscaping and cannot be used for parking. He pointed out that the code allows gravel to be placed next to the parking area, which would be considered an appropriate parking surface. CONDITIONAL USE APPLICATIONS C-11-2023 Petition by NOVASOURCE ENTERPRISES, LLC requesting conditional use approval for a Valvoline auto service center. The property is located at 2663 S. Anna Caroline Drive on .72 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 proposal is for a Valvoline auto service center located on the last pad site of the WinCo project. She stated that there would be three service bays. Jody noted they would have access on the south side and one from the shopping center. She said the applicant would need to meet the commercial design standards and still need some relief treatments. Jody stated that there would be four to five employees. She said the landscaping needs live plant material; some must be repaired or replaced. Jody said they would maintain the landscaping along both sides of the sidewalk. She noted that the applicant mentioned adding a monument sign, which would be allowed per the ordinance. However, they would need to submit plans and have those plans approved. C-12-2023 Petition by ANGELA BARBER requesting conditional use approval for a public utility installation for Dominion Energy. The property is located at 3515 S 5700 W on 0.74 acres and is zoned R-1-8 (Single Unit Dwelling Residential). (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson explained that this is a request from Dominion Energy to add a pig line. He stated that the subject property was remnant UDOT parcels purchased by the applicant. Brock noted that they would be responsible for maintaining the property within the 20-foot setback. He stated that they are proposing to add a masonry wall and would need to meet the landscaping requirements for a high- image arterial street. Brock mentioned that the applicant requested an eight-foot- tall fence. Commissioner Woodruff asked what is depicted in the upper left-hand corner of the site plan. Brock stated that it is equipment that would be located underground. There being no further business, the meeting adjourned at 3:38 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant