Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING DECEMBER 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 CHANGE APPLICATIONS GP-3-2023 Petition by WEST VALLEY CITY requesting three 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 Arnold Way (2940 W), 2) adding 2210 S as a 66' right-of-way between 3200 W and Arnold Way (2940 W), 3) adding Arnold Way (2940 W) as a 66' right-of-way beginning at 2100 S and extending to 2365 South. (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp reminded the Commission about a previous discussion regarding three proposed changes to the Major Street Plan this past October. She explained that the staff took another look at the proposal, and after speaking with the Public Works Department, they decided to modify the previous proposed changes. She noted that this proposal would improve the connectivity to the larger undeveloped properties. Jody reviewed the proposed modifications.  Commissioner Lovato asked how this would impact 2100 South and SR 201. Jody explained that this would connect 3200 West and 2210 South. Therefore, left-hand turns would be pulled south of the heavily trafficked 2100 South 3200 West intersection. ZONE TEXT CHANGE APPLICATIONS ZT-7-2023 Petition by WEST VALLEY CITY requesting an amendment to Section 7-13-704 to allow lots or parcels within a commercial complex to access a dedicated street by crossing another lot or parcel with a recorded access easement. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik reminded the commission that the City Council had recently changed the Zoning Ordinance and the Condominium Ordinance to no longer permit private streets, so you can’t cross another property to access a road. Steve believes there was one unintended consequence of the ordinance change. He explained that some commercial properties have multiple pad sites. If you look at a shopping center, for example, one will typically drive through the center from one pad site to another when entering and exiting the shopping area. Which is no longer permitted. He noted that this application would create a carve-out for pad sites in a commercial area. Lovato asked if permitting private streets has shown any benefit thus far. Steve stated that the ordinance change is so new we need more data to answer that question. SUBDIVISION APPLICATIONS SMI-2-2023 Petition by RUSSELL PLATT requesting minor subdivision approval for the Truong Subdivision and amending lot 14 Benview Subdivision No. 10. The plat will consist of 7 lots on 4 acres is zoned R-1-8(Single Unit Dwelling Residential, minimum lot size 8,000 square feet) and A (Agricultural, minimum lot size one-half acre) and is located at 4385 West Benview Drive. (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman stated that the subject property should look familiar to the Commission. He explained that a few months ago, a rezone request was brought to the Commission, and the western portion of the property was rezoned from A to R-1-8. Steve noted that the applicant has come to an agreement with the property owner to the north, allowing him to attain part of that property for the proposed subdivision. He presented the site plan and noted that the cul-de-sac would need to be adjusted slightly to align with the road to the north. Steve said that the subdivision would add three new lots, and there would be right-of-way dedication. Therefore, there is an existing development agreement. He pointed out a boundary issue regarding the fence between the subject property and the canal, which is currently being discussed. Steve said this should not interfere with the development of the subdivision. SV-2-2023 Petition by WEST VALLEY CITY ENGINEERING DIVISION is requesting a street vacation for all of 5720 West at 4535 South. The street to be vacated was platted as  part of the Cape Cod Estates Phase 3 Subdivision. (Staff – Steve Lehman at 801-963- 3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman noted that this is a request from our Public Works Department to vacate the right-of-way at 5720 West. He explained that there are plans to develop a Charter School on the property just south of 5720 West. Steve mentioned that Mr. Platt had submitted a previous application that the City Council denied. Along with adding the school, the City anticipates traffic issues along 5600 West. Steve explained that the Public Works Department spoke with the two property owners on 5720 West, and they favor the street vacation. The City would remove the curb, gutter, and sidewalk, adding a drive approach to 5720 West. Commissioner Winters asked Steve if he knew why the City Council denied the previous application. Steve noted it was unfortunate because the residents favored the proposal. He believes some members of the Council felt this property would be better suited for RE zoning and were not in favor of the multi-family zoning. Steve mentioned that the property owner had looked to sell the property and have a commercial type of use along 5600 West and a residential use behind that. However, there were no interested parties. Commissioner Lovato asked what would replace the curb, gutter, and sidewalk. Steve said that the area would be landscaped. Commissioner McEwen said he doesn’t understand why we would vacate the street and not use it to access the school. He mentioned that the schools in his neighborhood are accessed from residential areas. Steve noted that charter schools differ from public schools because students can attend from outside the neighborhood boundaries. He stated that there would be significantly more traffic coming and going from the charter school. Commissioner Winters and Commissioner McEwen are concerned about the potential traffic backup along 5600 West. CONDITIONAL USE APPLICATIONS C-26-2023 Petition by GRANITE CONSTRUCTION COMPANY (GCC) requesting a conditional use for outside storage in conjunction with a landscape materials company as well as an asphalt plant and asphalt recycling facility. The property is located at 6602 West 2100 South on 23.10 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp pointed out that there is a significant amount of water on the subject property. She said one of the initial comments from our Public Works Department was to ensure the applicant is in contact with the Army Core of Engineers. Jody noted they plan to use the entire lot to develop an asphalt plant and recycling facility. She presented the site plan and pointed out the areas that would be paved: the asphalt access road, landscape supply area, and parking areas. Jody explained that on the south side of the property along Frontage Road, they would have a six-  foot wide approach that would neck down to a twenty-four-foot aisle. She stated that the entrance would be landscaped, and the applicant would be responsible for any street requirements. Commissioner Winters asked what would happen if the Commission approved this application and the Army Core of Engineers found the property unsuitable for development. Jody explained that this was discussed during a development meeting before the applicant applied. She stated they must have started working with the Army Core of Engineers and felt comfortable applying. She said approving the use today is OK. Then, we must ensure the property can develop according to their plans. C-26-2023 Petition by TRUONG PROPERTIES, LLC requesting conditional use for an office/warehouse facility and restaurant. The property is located at 3995 S. Redwood Rd on 1.05 acres and is zoned C2 (General Commercial). (Staff – Jody Knapp at 801- 963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody Knapp explained that the applicant is proposing the addition of a restaurant in the front of the property and office/warehouse space in the back. She pointed out that the pedestrian crosswalk on Redwood Road abuts the subject property. Jody stated that they would be required to meet the Redwood Road landscaping requirement, which would interfere with the pedestrian connection. So, the applicant would need to provide another connection. Jody stated that a fence would be added to the subject property on the side adjacent to the residential. Commissioner McEwen asked if a wall would be required between the subject property and the Smiths, where they are two different businesses next to each other. Jody said that a fence is only required next to residential, but she can look into it if that is a concern. Steve Pastorik suggested the applicant speak to Smiths about a potential shared access. He said it would be beneficial for both businesses. Jody said she would talk to the applicant about it. Jody said that they would be required to meet the commercial design standards. She noted that the applicant proposes using numerous materials, but there isn’t much movement on the exterior. Jody doesn’t have any information on who the tenants would be or the hours of operation so that she will follow up with the applicant. There being no further business, the meeting adjourned at 4:15 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant