Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING April 3, 2024 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/86528756733 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, David McEwen, Cindy Wood, and Martell Winters ABSENT Renee Layton, Mathew Lovato, Harold Woodruff, Darrick Porter WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney AUDIENCE ATTENDANCE None ZONE TEXT CHANGE APPLICATIONS ZT-3-2024 Petition by WEST VALLEY CITY requesting amendments to Chapters 7-1, 7-2, 7-6, 7-7, 7-9, 7-11, 7-13, and 7-14 of the zoning ordinances to define the term masonry wall, require a certain type of masonry wall for double frontage lots along arterial streets, and update the standards on exterior building materials. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve presented. In summary, the amendment is not a substantial change, it's mainly trying to use the same language across all the different places in the code where it refers to materials, and allowing surfaces like fiber, cement and architectural concrete. An exception to that would be in a multi-family situation. We feel architectural concrete is not a great fit for a multi-family building. ZT-4-2024 Petition by WEST VALLEY CITY requesting an amendment to Section 11-5- 106 of the sign ordinance to prohibit billboards in the Decker Lake Station Overlay Zone, Jordan River Overlay Zone, Bangerter Highway Overlay Zone,  and 5600 West Overlay Zone. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve presented. Currently, in the sign code, there is one standard that billboards shall not be allowed in gateway-oriented overlay zones, regardless of the underlying zone. The problem with that language is that it's too vague. We don't notice the gateway. “Orient overlay zones” isn't capitalized. And it doesn't callout a specific overlay zone. To be clear, the code would state that billboards can't be in the names of the overlay zones. There's no ambiguity. Brandon Hill clarified that because of what the State law is, it’s possible that a billboard could be relocated into one of those zones under certain circumstances. That it’s not a blanket guarantee that a billboard will ever be there, but it limits billboards to only circumstances where it's required by state code. CONDITIONAL USE APPLICATIONS C-6-2024 Petition by JK INVESTMENTS LLC requesting conditional use approval for an Outside storage yard. The property is located on three parcels at 2125/2145 S 7200 W and 7165 W 2100 S on 7.92 acres and is zoned M (Manufacturing). (Staff – Brock Anderson at 801-963-3361or brock.anderson@wvc-ut.gov) Discussion: Steve presented. This is one will look familiar to the Commission. It was approved last year, but they let their approval lapse and never got their improvements in. This is a conditional use from JK investments. They’re requesting conditional use approval for outside storage of construction, equipment, and materials. The plans are essentially the same as the previous application. There will be an access on 7200 West and 2100 South. On the far north edge of the city there will be a paved area with some parking and a small building, but most of the area is where they will have storage for construction, equipment and staging. In terms of requirements, they are required to put in improvements along 7200 West 2400 South, landscaping along the front edge, surfacing in the parking lot, screening the storage areas, and getting a permit for the structure. There were no questions or comments from commissioners. DISCUSSION ITEMS Report items that were reviewed by PC and took a different direction after Council. The first one was a property just south of the river canal and west of Mountain View Corridor, about 38 acres, where there was a request to rezone from agricultural zone to manufacturing. Nick Mingo was the applicant, and the property was owned by Ivory. Planning Commission recommended approval, but then Council denied that request, with no further discussion or actions by the Council. The Council went in a different direction.  The second one was a zone change within the salvage yard area just west of 5600 West and about 2300 South. Carlson distributing was the applicant. They had an older metal building that they had acquired and wanted to use it for their truck repair. The Planning Commission recommended approval and when it went to Council, they denied it. Several months later they came back with an amended proposal and asked if the Council would reconsider. They did approve after the developer committed to more improvements on the property. The council was favorable to the change in zoning, but just wanted them to do a little more in terms of improving the property. There was only one they just outright denied it, and there's no further changes. The second one was initially denied, but then approved. Martell asked if Steve knew what the difference of opinion was. Steve recalled that some of the Council felt the area should be residential. Historically, the canal has been the dividing line between industrial and residential, meaning residential south of the Canal Industrial on the north side. The third one is the north section of 5600 West and 3100 South. There is about 872 acres of ground that could be developed in the city as residential. It’s not all vacant property, as there are areas planned for industrial or commercial. If that property were developed as we have it, either zoned or planned, that would lead to about another 4,200 units of housing. West Valley City would get about a 10% bump in housing units. At that point there'd be no more land left and the only way to get more housing would be to redevelop or change industrial and commercial to residential. Steve asked if the Commissioners feel West Valley City needs more, or less housing. Cindy asked how the Council feels about it. Steve replied that the same question was asked of Council and about 10 responses said they were for growth and 5 members said they don’t want more growth of residents. Steve does know that the State does want West Valley City to have more housing built. Brandon agreed that the State might move in a mandated direction to require more housing to be built. Steve mentions the Council has said they want a lot of the remaining single-family homes to be low density, like 2 to 3 units to the acre, So even though you've got a lot more land reserved for single family, because it's low density you don’t that many units. Martell would like the Council to reconsider the zone requirement to increase the RE threshold to 3 or 5 units to the acre before requiring bigger single-family home lots or have a mixture of lot sizes. There being no further business, the meeting adjourned at 4:25 p.m. Respectfully submitted, Margo Hoyt Margo Hoyt Executive Administrative Assistant