Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING OCTOBER 18, 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 Darrik Porter 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 CHANGE APPLICATIONS GP-2-2023 Petition by WEST VALLEY CITY requesting four changes to the Major Street Plan, which is part of the West Valley City General Plan. These changes include: 1) removing 2400/2365 S between 3200 W and 2700 W, 2) adding 2210 S as a 66' right- of-way between 3200 W and Arnold Way (2940 W), which includes an extension of 2210 S to Arnold Way, 3) adding Arnold Way (2940 W) as a 66' right-of-way between 2100 S and 2210 S, and 4) adding 2180 S as a 66' right-of-way between Arnold Way and 2700 W. (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained that this proposal is an amendment to the Major Street Plan. She noted that the map of the Major Street Plan is part of the General Plan. Jody stated that this amendment would remove one of the road sections and add three more. She pointed out that Fed-Ex has expanded its building after the current Major Street Plan was developed. Now, the structure would interfere with the road connection between 3200 W  and 2700 W 2100 S, so the City is proposing to remove that connection. Jody reviewed the three proposed road section additions and noted that the intent is to relieve future traffic congestion at the Frontage Road and 3200 West intersection. These additions would extend and connect to Arnold Way. She noted that the sidewalks would be on the north and east sides of the right-of-way. Chair Fuller mentioned that the proposed changes would make accessing Holiday Oil a bit more challenging. Commissioner Winters stated that currently 2100 South terminates in a cul-de-sac. This proposal would extend that road to connect with Arnold Way. He asked how the right-of- way would be dedicated. Jody said that improvements and right-of-way dedication are handled differently, and it would take a substantial remodel or project to require right-of- way and roadway improvements. Steve Pastorik noted that in this situation the City would most likely acquire the right-of- way. ZONE TEXT CHANGE APPLICATIONS Z-4-2023 Petition by JAKE THOMAS requesting 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 3776 South 3600 West on 0.73 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik said the subject property is under two acres and could be rezoned to R-1-8. He said the applicant wants to move the shared property line to the east, creating a flag lot and providing enough room for a new home. Steve stated that as part of a development agreement, the applicant proposes meeting the square footage requirement of the previous housing standards. Steve noted that there are some issues with the property in question. He presented Google images of the subject property for 2017 and 2023 and pointed out the large home addition depicted in the picture from 2023 that was not there in 2017. He stated that there was no permit issued for this addition. Winters asked how the applicant would attain a permit for the addition where it has already been built. Steve explained that they would submit a plan of what has been constructed, and it would be reviewed to see if any adjustments are needed to comply with the City code. He pointed out that the addition is too close to the property line and does not meet the setback requirements, so they would need to remove a portion of the building. Steve stated that the vehicles on the property are not permitted in a residential zone. Steve explained that staff feel the issues should be addressed before anything else is built on the property. He said these requirements could be part of a development agreement, or the Commission could deny this request and ask the applicant to return once these issues are resolved. Chair Fuller seemed to remember a landscaping company on the corner. Steve said yes,  and there was a business license at one time, but it had expired. Commissioner Winters asked if the property had the same owner in 2017. Steve said he believed so, but he will double-check. Chair Fuller asked if a landscaping company was on the corner property. Steve said that is correct, and he doesn’t believe they have an active business license, so we are working on that. Steve pointed out that there have been similar issues with the property to the south, and they will receive courtesy notices. Steve explained that with a zone change request that doesn’t involve the General Plan, so if the Commission decides to deny the application, it will not automatically go to the City Council. The applicant would need to appeal to the Council. Steve said that these issues were uncovered over the past couple of days, so he plans on speaking with the applicant, and they could choose to table this item until everything has been addressed. Chair Fuller asked if the side setback requirement is ten feet. Steve said typically, it is ten feet; however, if it is an older home, you can have a five-foot setback. He mentioned that not having a setback is never permitted. SUBDIVISION APPLICATIONS PUD-2-2023 Petition by SHIVAM SHAH is requesting preliminary approval for the Mountain View Micro Flex PUD. This application is being submitted to convert the future office building into 59 commercial condominium units. The project will consist of 59 units on 5.3 acres, is located at approximately 5718 West 3500 South and is zoned LI (Light Industrial). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that this property is permitted to be used as flex/warehouse space. He noted that the subject property is very long and narrow, making it challenging to develop. Steve stated that the applicant is proposing one structure, which is currently being developed, housing 59 units. He pointed out that the subject property would have access from 5600 West and 3500 South. Steve stated that both access points are a bit complex, so it is helpful that this project would have a limited amount of traffic coming and going. He explained that initially, the applicant was going to lease the units, but they are now proposing to sell them. Commissioner Wood asked if this would be a two-story building. Steve said it is a single- story structure. He pointed out that the way they numbered the units leads you to believe that there would be two stories, so staff has suggested that they be changed to prevent future confusion. Steve pointed out the restrooms for the limited/common space and noted that it would be quite a distance from some of the units, where there are no internal hallways. He stated that he hadn’t received any information indicating they would put a restroom in each unit. Steve asked Jody Knapp, who has also worked on this project, if she had any information to add. Steve Pastorik said that he had a conversation with Jody last week, and she said  that the applicant is proposing restrooms in each unit. Commissioner Wood asked if the parking would be around the building. Steve said that it would be. Commissioner Winters asked if the proposed parking stalls were sufficient. Steve said yes, the parking ratio would have been evaluated during the plan review. Winters asked if the plan presented today was the same as initially proposed. Jody said it was always the intent to have multiple units; however, now he wants them to be condos to sell where there has been interest in purchasing units instead of renting them. She pointed out that their light industrial shop space and an office with a restroom would be on the west side of the property. Jody mentioned that as part of the rezoning, a development agreement was put into place, which states the project regulations. There being no further business, the meeting adjourned at 4:00 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant