Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING SEPTEMBER 6, 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-8-2023 Petition by LIEU TRAN requesting a change to the General Plan from Parks and Open Space Existing to Light Manufacturing and a zone change from A-1 (Agriculture, minimum lot size 1 acre) to M (Manufacturing). The property is located at 7007 West Apaloosa Drive on 5.91 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik stated that there is an industrial use to the north of the subject property and mobile homes to the east. He pointed out the wetlands to the south and west and pointed out the property the City owns and that owned by Magna Water. Steve noted an access easement running through the mobile home park to the subject property. He pointed out that they are proposing a second access above the canal, which would require the applicant to work with Salt Lake County’s Flood Control and, potentially, Kennecott. Steve said the Fire Department may not consider this a sufficient secondary access. He explained that there isn’t frontage because the Ritter Canal runs between the property in question and Beagley Road. Steve said the applicant intends to use the existing home as an office building. Steve mentioned that staff feels the proposed use would work in this location. He noted that access would be problematic for any development on this lot. Commissioner Woodruff asked how this relates to the City not wanting private streets. Steve said that when the Council voted to prohibit private streets, they thought of those owned by a separate association, such as an HOA. He stated that these would not be considered private streets where there is one owner. Commissioner Woodruff asked if there would need to be a discussion about who would maintain the roads if they were to sell the property or start a partnership. Steve said the Council did make an exception that permits private streets within the M zone. Chair Fuller asked if the two proposed access points would be permitted where they are close in proximity. Steve said this would be coming back to the Commission as a conditional use, and the access points would be addressed further at that point. Vice Chair Lovato said he had not heard cars racing on Beagley Road recently and asked if Steve had heard anything about why the racing has decreased. Steve stated that the enforcement has increased on Beagley Road. However, the street is long, straight, and primarily industrial, so racing will likely be a continuous issue. Vice Chair Lovato asked if the storage units would be locked and only those leasing a storage unit would have access or if someone onsite would manage the property. Steve said he isn’t sure if there will be an onsite manager, but he will find out and follow up with the Commission. ZONE CHANGE APPLICATIONS Z-2-2023 Petition by JACKIE CARLSON requesting a zone change from LI (Light Industrial) to M (Manufacturing). The property is located at 2256 and 2260 S 5700 W on 2.2 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik reviewed the history of the subject property to help the Commission understand how it became zoned LI and why the applicant is requesting the M. He said the applicant would use the property to repair their fleet trucks. Steve said that trucks would be stored for over twenty-four hours while waiting to be repaired, so they would be considered outside storage. He noted that the LI zone only permits auto repair as a secondary use and does not permit outdoor storage. Therefore, the applicant is requesting the zone be changed to the manufacturing zone. Steve pointed out that the existing metal storage building was developed in 1990. He mentioned that recently, there was a business that manufactured tiny homes, operating on the subject property without any licensing. However, that business is no longer in operation at this location. He said that Carlson, the new owner, intends to bring the site into compliance. Steve pointed out the particle board that had been added to the existing structure and said the applicant would attain the needed building permits and add the required landscaping. Steve stated that the site would require cleanup and maintenance, and the parking lot would need to be paved. He explained that since the property is on a high-image arterial street, it would be the addition of a precast wall is required. However, the Commission can waive that requirement in certain circumstances. Steve pointed out that this would come back to the Commission as a conditional use, and proper screening could be discussed then. Steve explained that if the Commission is leaning toward approval, there are still specific uses that the City would not want on the property, such as a salvage yard. He then reviewed the other staff suggestions listed within the staff report. Commissioner Winters said this would be a great addition to the neighborhood. He asked if there would be a reason the City would not favor this proposal. Steve said this would be an improvement where it would clean up the site and add pavement. He noted that it is a challenging property to develop, but this would help improve the area. Commissioner Winters would be okay with not adding the precast wall; however, he would like to see the existing fence replaced. Commissioner Lovato pointed out that the chain-linked fence has razor wire running along the top and asked if we could replace it with a different type of fence. Steve said that most of the surrounding area is vacant, so they could have added the razor wire for extra security. He believes that as the area develops the safety concerns will decrease. CONDITIONAL USE APPLICATIONS C-19-2023 Petition by SAMUEL WRIGHT requesting conditional use approval for warehouse buildings. The property is located at 7091 W and 7103 W Gates Ave on 1.2 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 request is for the addition of two warehouse buildings. He noted that the property is next to residential, so it is coming before the Commission as a conditional use. Brock stated that the biggest issue with this proposal is the access points. He noted that the applicant is proposing to remove the access for the property to the east, which he would need to work out with that property owner and put in a shared access. Brock said that he is proposing a second access point to the west. In speaking with the Public Works Department, Brock noted that they mentioned the two proposed access points would be too close to each other. Therefore, the applicant will continue to work on this issue with Public Works. Brock stated that the existing development agreement states a ten-foot setback and chain- linked fence with slats are allowed on the west side of the property. He reviewed the proposed landscaping and pointed out where they would be required to put in additional landscaping. Brock presented pictures of the site and pointed out that it would need to be cleaned up from the previous auto business. Chair Fuller asked how far apart the access points need to be. Brock said he wasn’t sure but would find out and add the distance to the staff report. C-20-2023 Petition by JACOB WEBER requesting conditional use approval for a parking lot expansion located within the Decker Lake Overlay Zone. The property is located at 3422 S Decker Lake Dr. on 1.45 acres and is zoned C-2 (General Commercial). (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov) Discussion: Brock stated that this property owner also owns the Country Inn & Suites, the adjacent property to the east. He said there had been enforcement issues with semi-trucks parking on the subject property to stay at the hotel. Brock noted that the applicant is requesting to extend the parking lot to accommodate the guests needing to park these larger trucks. Brock did inform the applicant that they could not have people sleeping overnight in their vehicles or anywhere in the parking lot. He explained that they would only need a slight adjustment to the proposed landscaping to meet those requirements. Brock pointed out where they have striping for parking along one side of the property. He said he needs to find out if they plan to line the rest of the lot. C-21-2023 Petition by ROYAL SOLUTIONS, LLC requesting conditional use approval for a caretaker’s dwelling at the Royal Solutions Storage Units. The property is located at 3489 S. 1400 W. on .76 acres and is zoned M (Manufacturing) and is located within the Jordan River Overlay Zone (JROZ). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp stated that the subject is outlined in red on the aerial photo; however, the units on the lots to the south are also involved in this application. She explained that the Higgens family had owned the property for over twenty years. Since then, Mr. Higgens Clark has passed away, and his son, Addison, wants to clean up and reopen. She said the u-shaped building on the subject property had commercial and warehouse uses. Jody noted that the units to the south have not been utilized for quite some time. She pointed out that the zoning is tricky because the property is located within the Jordan River Overlay Zone, which does not permit commercial, or warehouse uses. Jody stated that Addison had applied for a business license. As part of the review, it was noticed that the  site needed cleanup and maintenance, and a caretaker's unit was discovered within the U- shaped building. She said that where the caretaker's unit is permitted, it makes sense to request approval at this time. Jody noted that the applicant is proposing self-storage units and does not intend to lease any of the units out. She explained that the building inspections still would need to do their evaluation. However, complying with building codes, maintenance, and site cleanup are the most significant issues. C-22-2023 Petition by HUNT ELECTRIC requesting conditional use approval for Outside Storage. The property is located at 2421 S. Progress Dr. on 1.6 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained that this is a conditional use request for outside storage. She pointed out that the applicant, Hunt Electric, also owns the property adjacent to the subject property at 1863 W. Alexander Street. Jody stated that they have only submitted plans for the parking lot off Alexander Street, and the City is waiting for plans on the rest of the property. She explained that a conditional use application was approved for the property at 1863 W. Alexander Street in 2017. However, the applicant did not own the subject property then, and they are returning for conditional use approval on this property. Jody stated that the grading and drainage can be determined once the plans are submitted, and hopefully, this will not become an enforcement case. Jody noted that Mr. Hunt has had issues with theft and does not want to put up a fence screening his property; instead, he is requesting to use berming and landscaping. She pointed out that they may need to add a sidewalk along the east side of the manufacturing street. Currently, they are showing landscaping where the sidewalk would be placed. Jody said that the Public Works Department had commented that a sidewalk would be required, so it would be part of the red-line comments. Commissioner Winters asked if the existing chain-linked fence should have slats or if it is okay as it is. Jody stated that she is struggling a bit with the screening. She noted that the outside storage is right next to the street and quite visible. Jody said it would be up to the Commission if you feel a solid fence should be added or if you are okay with the applicant’s request to use landscaping and berming. There being no further business, the meeting adjourned at 4:39 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant