Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING AUGUST 16, 2023 The meeting was called to order at 3:30 p.m. by Chair Fuller in the Community Development Conference Room, Suite 220, 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-7-2023 Petition by CHRISTOPHER CLIFFORD requesting a General Plan change from Mixed Use and Large Lot Residential (2 to 3 units/acre) to Small Lot Residential (4 to 7 units/acre) and a zone change from A (Agriculture, minimum lot size ½ acre) to RM (Multiple Unit Dwelling Residential). The property is located at 5143 West 3500 South on 4.34 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) (Continued from the August 9th public hearing) Discussion: Steve Pastorik stated that this item was continued from last weeks meeting, and he has yet to receive any new information. However, he will review the proposal. Commissioner Winters asked Commissioner McEwen to explain his concerns with this proposal. Commissioner McEwen explained that the twin homes would look similar, and different styles of single-family homes would surround this development. Therefore, it would not be a fit in this location. He stated that he also does not like the adjoining wall. Commissioner McEwen noted that the City has many developments, such as the one proposed here, and he would prefer to see more single-family homes being constructed. Commissioner Winters asked Steve how the proposed twin homes compare in size to a single-family home. Steve explained that our previous housing standards were 2,000 square feet for a rambler and 3,000 square feet for a multilevel structure. So, the proposed buildings would be smaller than those standards. Commissioner Winters asked what the current housing standards are. Steve stated that the ordinance states 1,000 square feet for a single-family or twin-home development. He pointed out that if the Commission wanted higher standards than those proposed, those could be added to a development agreement. Commissioner Winters said that we know the RM and RS zones are permitted on the subject property, and the only other zone would be the RE zone, correct? Steve said yes, and pointed out that single-family detached homes are permitted within the RM zone, which is being proposed. He noted that the applicant could have requested a density as high as 20 units/acre. CONDITIONAL USE APPLICATIONS C-16-2023 Petition by TGI CORP. requesting conditional use approval for the shopping center project Shoppes at Lake Park Lot 4. The property is located at 2893 S. 5600 W. on 3.01 acres and is zoned C2 (General Commercial). (Staff –Jody Knapp at 801-963-3311 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained that this proposal would be located on the two remaining pads of the Lake Park Shopping Center. She noted that residential and multi- family uses are to the north and east of the subject property. Jody reviewed the elevation concept for the existing shopping center and stated that the proposed  elevations would blend in nicely. She mentioned that her recommendation would be to add a change in elevation to the north side. Jody pointed out the areas where landscaping would need some maintenance or replacement. She noted that trees would be required along the north side of the property. Jody also stated that the applicant would need to clean up portions of the site. C-17-2023 Petition by DAVIS WARNOCK requesting conditional use approval for office/warehouse flex buildings. The property is located at 5653 S 6055 W on 2.64 acres and is zoned M (Manufacturing). (Staff – Brock Anderson at 801- 963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock Anderson explained that this proposal is for office/warehouse flex buildings with outside storage. He stated that there is an issue with the concept plan regarding building D. Brock explained that a 20-foot setback is required where they are showing the outside storage area, and they would need more room to accommodate both. He reviewed some options to resolve that issue. Brock noted that the applicant had initially wanted two access points; however, the Public Works Department commented that only one would be permitted. He pointed out that a second access is shown in the concept plan, but that would only be used by emergency vehicles and is required. Brock presented renderings of the proposed structures, mostly made of metal materials. He explained that if the applicant only proposed warehouse buildings, they would not need to meet the Commercial Design Standards. However, there would be office space, so that we would use a hybrid approach. Brock suggested some additions to the building design for the office space and street side elevations that the Commission may want to consider adding. He pointed out that a lot of fill has been brought onto the site, and the applicant would need to address that for grading and drainage. He mentioned they want to replace the berm with an 8-foot masonry wall. Brock asked the Commissioners if they had thoughts on the hybrid design standards. Commissioner Winters said he liked what Brock had suggested earlier in this meeting. Steve said if the Commission is comfortable holding the study meetings in the CED Conference room, we can continue to have the study meetings here. The Commission is in favor of that idea. There being no further business, the meeting adjourned at 4:06 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant