Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING NOVEMBER 1, 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 ZONE TEXT APPLICATIONS ZT-5-2023 Petition by WEST VALLEY CITY requesting amendments to the Zoning (Title 7) and Condominium (Title 9) Ordinances to comply with State code changes from HB 406 and SB 174. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc- ut.gov) Discussion: Steve Pastorik explained that this item may look familiar to the Commission where it was on the agenda a few months ago and withdrawn. He stated that this is a request to change the zoning ordinance in response to two state code changes made during the last legislative session, HB 406, and SB 174. Steve explained that one of the changes to the State code is the City can no longer require a bond for landscape improvements. He noted that the second change is more significant, and it states that the City Council would no longer be part of the  subdivision process for any single-family or townhome development. Steve stated that currently, a preliminary subdivision plat goes before the Planning Commission and the final plat to the City Council. He pointed out that if approved by City Council it would be considered an administrative approval. This means as long as the request meets all of the ordinance requirements, it would be approved. He noted that this provision would not take effect until February. Chair Fuller noted that the Commission reviews the zone change request before building a subdivision. He asked Steve if they would still see zone change applications. Steve stated that they would, and the preliminary plat would still go before the Commission, but the final plat would not go to the City Council. Commissioner Winters asked what the reasoning is to change the subdivision review process. Steve said there are two reasons. He pointed out how starting last year, there has been a lot of focus on affordable housing. He explained that simplifying the process would save time and cost, aiding housing affordability. Steve said that the legislative body, the City Council, would no longer be a part of an administrative decision. Commissioner McEwen asked if the staff could make changes to the final plat. Steve explained that, on occasion, changes are made between the preliminary and final plat. He said that staff are bound to what is in the ordinance. Steve stated that he would ask Steve Lehman, and if he has more information, he could speak about this in next week’s meeting. CONDITIONAL USE APPLICATIONS C-25-2023 Petition by GREY GARZA requesting conditional use approval for 18 townhome units. The property is located at 1854 W 4100 S on 1.54 acres and is zoned RM (Multiple Unit Dwelling Residential). (Staff- Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov). Discussion: Brock Anderson said that this application came before the Commission in September of 2022 and was approved. He stated that the approval expired before the applicant had their final plans approved or submitted for a building permit, so they are here today to renew the approval. Brock explained that the original application has mostly stayed the same. He noted that the amenity area and masonry wall are almost complete, and the landscaping is installed. Steve Pastorik asked Brock what type of fence is surrounding the pool area. Brock stated that it looks like it is made of metal, and there is a chain-linked fence behind it, but he isn’t sure why there are two of them. Brock said there would be two four-plex buildings and two five-plex. He noted that the applicant would need to update the plans for the fourplex structures because it doesn’t show the two-foot offset between units required via a development agreement.  Chair Fuller asked Brock when they planned to develop the townhomes. Brock said he recently saw a for sale sign on the property, so he isn’t sure when that would start. He noted that if the property is sold, the development agreement would stay with the land, but he will follow up with the applicant. Commissioner Lovato asked if they sell the townhome property, would the new owner/developer be held to the proposed plans? Brock stated that they would need to follow the development agreement, and if they were planning to make any significant changes, those would need to come back to the Commission for approval. Chair Fuller pointed out that the applicant is proposing the amenities be shared between the townhomes and apartments. He asked if that would still apply if they sold the townhomes. Brock said it would, but he isn’t sure how the owners would handle that situation. Commissioner Lovato said he had a follow-up question to that. Wouldn’t the amenity requirement be affected if they had two different owners? Brock said that they would need to find a way to share them. Commissioner McEwen asked if this is the same applicant who, in a meeting, said they build townhomes and apartments to keep, not to sell. Brock stated that he did not speak to the applicant directly to confirm they are selling the property; he just noticed the sign, but he will find out. There being no further business, the meeting adjourned at 3:55 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant