Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING JULY 19, 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-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) Continued from the July 12th 2023 public hearing. Discussion: Steve Pastorik explained that this application has been continued twice at the applicant's request. He stated that there had been updates since the last meeting and reviewed them with the Commission. Steve presented slides depicting public comments already discussed to help eliminate repeat comments during the next meeting. Commissioner Fuller said last week, a resident had mentioned that there would be on-  street parking as part of this development. He asked Steve if he had any further information on the parking. Steve stated that in speaking with the developer, his thought was the addition would benefit the neighborhood. However, the developer is willing to remove it from the plans if it is not beneficial. Commissioner Lovato said he was also at the meeting with the developer, and at first, they were going to hold pickleball tournaments, and then they thought they wouldn't. Once the applicant decides, Commissioner Lovato asked Steve if there is a way to keep them to it. Steve said it could be a commitment added to a development agreement, and that agreement would stay with the land. Commissioner Lovato noted that he had heard of a project starting construction and running into an issue that would be costly to fix. So, they sold the property and passed off the issue to the new owner. He asked if there was a way to ensure the original plans were followed. Steve explained that one way to help that issue is to have a phasing development agreement. Therefore, one part of the development must be finished before starting another. Chair Fuller asked if the developer intends to drain the surf pool into the groundwater. Steve said when the resident mentioned this in the meeting last week, it was the first he had heard about it, and he will look into it further for next week's meeting. Steve mentioned that the applicant had provided a new concept plan and renderings since the last meeting and reviewed them with the Commission. He pointed out that the applicant had moved the pickleball court further away from the residential properties to decrease the noise pollution. He noted that they are not planning to hold pickleball tournaments but may have events at the surf pool. Steve explained that if they were to have an event at the surf pool, they would need to get a temporary event permit each time, which would be reviewed by the City and limited to four per year. Chair Fuller said he understands why the neighbors would prefer single-family homes on this property, but he believes the increased housing demand will keep that from happening anytime soon. He also feels that more significant developments, like the one being proposed, should be spread throughout the City, and not lumped into one area. Commissioner Lovato stated that he couldn't imagine the cost of such an extensive development and why someone would invest so much. Still, he is okay with the project itself, but the problems outside of the development, like parking, he struggles with. GPZ-6-2023 Petition by MOUNTAIN HIGH REAL ESTATE ADVISORS, INC. requesting a General Plan change from Community Use to General Commercial and a zone change from R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet) to C-2 (General Commercial). The property is located at 3831 South Constitution Blvd. on 2.92 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that the applicant would like to change the zoning of the subject property to C-2 for a fast food restaurant with a drive-up window on one lot and some type of retail/commercial use on the other. He noted that they would relocate the existing church somewhere in West Valley City. In reviewing the concept plan, he stated that the Public Works Department commented that the proposed access points must align with those across the street. Steve pointed out that they are just shy of the twenty feet landscaping requirement. Commissioner McEwen stated that the properties to the north of the subject property are not meeting the twenty-foot landscaping requirement, so he would find it hard to penalize the applicant for not meeting that requirement. Steve said over the years the street has been widened, causing a reduction in the landscaping for the existing structures. Steve pointed out that when redeveloping, meaning the existing structure would be demolished and a new one built or a significant remodel on a lot, the applicant would be required to meet the current standards. Steve stated that the trees along the street on the west side were put in as part of a city project. He said the Commission could consider doing the same on the east side as part of this application. Chair Fuller pointed out that having two access points off Constitution Boulevard would not be a good idea because of the heavy traffic currently on that street. Steve said he agreed with Chair Fuller. That goes along with the Public Works Department's comment regarding lining up the access with that across the street. SUBDIVISION APPLICATIONS SMI-4-2023 Petition by KEN MILNE is requesting preliminary approval for the 4700 South Industrial Park West Valley Subdivision. The subdivision will consist of 5 lots on 20 acres. The subdivision is located at approximately 6180 West 4700 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 proposal is to subdivide one parcel, twenty acres in size, into five lots. He pointed out a property just north of 4700 South and adjacent to 6000 West. Steve noted that Mr. Milne has offered to purchase this property and would like to landscape the area for aesthetic value. Steve pointed out the Frito-Lay building due south of the subject property and said they still use rail spur at the corner of 4700 South 6400 West for potato transportation. Steve explained that there is no gap between the subject property and the rail line. He stated that Mr. Milne would develop the property in two phases. Steve explained that Granger Hunter Water District would like to utilize one lot of the subdivision for an underground water tank, this would be a separate phase from the remaining lots. SA-5-2023 Petition by SPENCER PETERSEN is requesting preliminary approval for the Garden Stream Manor Subdivision. The subdivision will also amend lot 55 Higate Hamlet  Subdivision. The subdivision will consist of 3 lots on .71 acres, is located at approximately 3689 South 6400 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 application involves three lots, the subject property and the two lots to the north. He stated that this request is to move the northern property line further north, providing more space between it and the existing home. He noted that this would require a plat amendment because one of the lots is part of a recorded subdivision. There being no further business, the meeting adjourned at 4:20 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant