Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING JUNE 21, 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 Darrick Porter and Martell Winters 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 CHANE APPLICATIONS GPZ-5-2023 Petition by CONNOR SHEPPARD requesting a General Plan change from Medium Density Residential (7 to 12 units/acre) and Large Lot Residential (2 to 3 units/acre) to Mixed Use and a zone change from R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet) and A-2 (Agriculture, minimum lot size 2 acres) to MXD (Mixed Use). The property is located at 2736 and 2856 S Corporate Park Dr and 5035 W Lake Park Blvd on 40.4 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that there are three properties involved in this application. He noted that the northern 26 acres had been rezoned in 2008. Ivory Homes proposed developing a mix of townhomes and apartments at that time. However, that was never developed. Steve stated that the current proposal is for a single-family detached development on the southern portion of the property, with a density of approximately 2.3 units/acre. He explained that they are proposing this area be gated and private. Steve said the northern portion of the property would include a surf/wave pool, a combination condo/hotel building, townhomes, apartments, a clubhouse, and a pool area for the residents. Steve noted that the applicant had submitted a proposal for the development agreement and project renderings. After reviewing staff comments, the applicant has asked to continue this application to provide time to respond to the staff comments. Chair Fuller asked if this item had been noticed. Steve said it had been noticed, and he has received comments from the public, so we will need to hold the public hearing. Commissioner Winters asked if the Commission should continue this application during the public hearing. Steve said he would suggest that he presents the application and inform the public that additional details will be provided. Commissioner Wood stated that she is concerned about the increase in traffic and having enough parking for the development. Steve said the applicant plans to provide a traffic study for the public hearing. He noted that the intent is to redirect traffic to Lake Park Blvd. and Corporate Park Drive to facilitate traffic flow. Commissioner Winters pointed out the road with one lane for each direction and felt that could be an issue for increased traffic. He noted that the area already has many developments, and he remembers the City mentioning that this property should be developed as single-family homes. Steve pointed out the portion of the project to be developed as a single-family development. Chair Fuller asked if Steve had any more details on the plans for parking. Steve stated that they are still working on the parking. Commissioner Winters asked if the applicant had a reason for keeping the current zone on the southern part of the property. Steve mentioned that it would be possible to rezone that area to RE, and he will bring that up to the applicant. Commissioner McEwen asked Steve if he could have the applicant attend the next meeting so the Commission could ask them questions.  Commissioner Lovato mentioned that cars currently race up and down the surrounding street, and there doesn’t seem to be any accountability. He pointed out that the residents have expressed issues with developers constantly changing the plan and do not want higher-density developments. Steve noted that the parking issues involved with the Pinnacle development had a lot to do with the fact that they were charging residents for parking. He pointed out that the ordinance no longer allows them to charge for parking. CONDITIONAL USE APPLICATIONS CA-2-2023 Petition by DANIEL GOODWIN requesting a conditional use amendment for Outside Storage. The property is located at 4770 S 5600 W on 12.37 acres and is zoned M (Manufacturing). (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc- ut.gov) Discussion: Brock Anderson explained that the Planning Commission had approved this applicant's application in August of 2021 for a truck-storage area in the rear of the building. He stated that the applicant ran into issues, and the approval expired. He said they are returning before the Commission to renew their application. Brock noted that since the applicant first applied, there has been a change to the City code, and a six-foot foot masonry wall is required for screening outside storage next to a high-image arterial street. However, the Commission can make exceptions in some circumstances. Brock explained that the truck storage would be screened from view due to the property's topography, existing structures, and an existing screen wall. Brock pointed out that there is a golf course next to the subject property, so the applicant wants to add netting to prevent golf balls from hitting the stored trucks. Commissioner Winters asked if the Commission could waive the wall requirement entirely. Brock said that would be an option. Commissioner Winters asked if the applicant is proposing to add the masonry wall. Brock stated that they would like that requirement waived, where the outside storage would be screened via topography, existing buildings, and a screen wall. Commissioner Winters asked if it is stated anywhere that they are only allowed to store trucks. Brock noted that it is a condition listed in the staff report. Commissioner Lovato pointed out that he noticed the landscaping along the north side of the property could look better. Brock noted that public works will require improvements along 4700 South, and as part of that, they would need to replace some landscaping, which could be the reason for not maintaining the landscaping. Brock stated that he would note it and address it with the applicant. 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) Continued from the June 14, 2023 public hearing. Discussion: Brock stated that this item was continued, and he has reached out to the applicant to clarify some information; however, they have yet to reply. Brock reminded the Commission that the property owner to the south of the subject property spoke at the last meeting and had questions for the applicant. He passed on the neighbor's contact information to the applicant. Brock explained that he still needs the applicant to answer why the proposed wall does not extend to the property line if there would be any noise pollution from the site, and how they plan to attain access off 3500 South. Commissioner Wood stated that the neighborhood in question is aesthetically pleasing, and she wonders how an eight-foot wall surrounding the site would fit there. She also mentioned that it would be a target for graffiti. Commissioner Wood asked Brock why the applicant chose the subject property. Brock stated that he wasn't sure why they selected this location. Commissioner Winters asked why this application was continued. Brock explained that the applicant asked for a continuance because her supervisor was on vacation this week, and she wanted time to go over the staff comments with him. C-13-2023 Petition by PORTER MCDONOUGH requesting conditional use approval for Outside Storage. The property is located at 2063 W 2300 S on 0.25 acres and is zoned M (Manufacturing). (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc- ut.gov) Discussion: Brock Anderson pointed out that the subject property was part of a canal system that is no longer being used, so portions of the canal are sold to the adjacent property owners. The applicant is proposing to use the subject property for outside storage. Public Works would still need to access the canal for maintenance via an access easement. Brock noted that the property is currently screened from the street. He said the applicant would like to use a compacted road base for surfacing instead of asphalt, which would be up to the discretion of the Commission. Brock stated that staff suggests trees be added to the frontage. Commissioner Winters said his concern with the surfacing is it would allow weeds to grow up through it. Brock stated that he could add maintaining and keeping the surfacing weed free as a condition in the staff report. C-14-2023 Petition by LONESTAR BUILDERS requesting a conditional use for a Quick Quack Carwash. The property is located at 4380 West 3500 South on .73 acres and is zoned C2 (General Commercial). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc- ut.gov) Discussion: Jody Knapp stated that this proposal is for a Quick Quack Carwash. She noted that the applicant might choose to continue this application due to site issues. Jody pointed out that they are showing two access points off 3500 South, which would be closed. She stated that they would not need any right-of-way dedication now; however, it would be required in the future. Jody said that the applicant shows a three-foot setback on the north side of the property, and a ten-foot setback is required. She mentioned that they  have landscaping in the exact location as an access easement, and she would need to see if that should be removed. Jody pointed out that the site plan depicts the car vacuums next to a residential area. Typically, we try to place them away from residential. She explained that the site needs to be cleaned up and repaired. Commissioner Lovato stated that the noise from the vacuums is in a central location inside the building, so it might not be an issue. There being no further business, the meeting adjourned at 4:53 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant