Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING April 17, 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/8652875633 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Darrick Porter, Harold Woodruff, Cindy Wood, and Martell Winters ABSENT Renee Layton WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Jody Knapp, Steve Lehman, Brock Anderson, and Margo Hoyt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney AUDIENCE ATTENDANCE Paul and Kareen Swenson GENERAL PLAN/ZONE CHANGE APPLICATIONS GPZ-1-2024 Petition by PAUL AND KAREEN SWENSON requesting a General Plan change from Large Lot Residential (2 to 3 units/acre) to Light Manufacturing and a zone change from A (Agriculture, minimum lot size ½ acre) to M (Manufacturing). The property is located at 4053 South 7200 West on 2.96 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve explained the application lots size, with homes facing the lot on the east and north side of the property. On the west side along 7200 West borders Magna and a Salt Lake County Park. Property to the south is owned by the city and is the former animal shelter. The animal shelter property has been used for housing larger animals and storage of extra public works garbage cans. South of the animal shelter borders 4100 south. The property on the south of 4100 is owned by the Navy which was part of Northrop Grumman complex. Steve went over  the property map, highlighting the area in red, which is the property in question, explaining the importance of the overpressure zone which the property is approximately 40% within the inner most circle located within the overpressure zone. Even though it is now zoned agricultural, that innermost ring does not allow for any residential use. Given that restriction, it would be difficult for this property, being so small, to have commercial industrial use in front and residential on the other. Steve went over the uses of this property, explaining different options and examples of developments that could work with the neighbors in the area and the overpressure zone. One example of a project on the corner of 5400 south 6055 west, homes on one side, with a variance, a small building on the property line with taller buildings moving inward. Commissioner Winters asked if that building on the property line served as the wall for that project? Steve replied that was exactly what they had done. Steve explained that the other applications on the south side of this property, if the rezone occurs, then it will not affect this application and the setback requirement will be set at zero on the south side. The exception would apply on the east and north side stating the city has approved other developments like this. Steve presented some examples of ideas from the applicant of what the project might look like, looking at all sides of the property. Steve noted the right side of 7200 west has no improvements and would be a requirement if the zoning is approved to install curb, gutter, and sidewalk. Steve summarized the general plan and rezone change of this application with the intended use of storage units. Steve stated staff feels with the overpressure zone and adjoining residential, storage units would be a good approach and noted the applicant is willing to exclude other industrial uses from the property that normally would be allowed in a manufacturing zone. Steve pointed out the proposal also shows the building adjacent to residential be single level, considering two story storage on A, B, and D on the map, which would be ok with the setbacks far enough from the residential. Steve asked for any questions. No questions were asked. GPZ-2-2024 Petition by WEST VALLEY CITY requesting a General Plan change from Large Lot Residential (2 to 3 units/acre) to Light Manufacturing and a zone change from A (Agriculture, minimum lot size ½ acre) to M (Manufacturing). The property is located at 4063 South 7200 West on 2.0 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve stated this application is related to the first application after his conversation with the Swensen. If the commissioners and then the city council approve a rezoning of the previous application property, then this adjacent city owned two acer property used for large animals and garbage can storage, will need to be rezone. This application, if rezoned to manufacture, the storage of garbage cans and animals are allowed in a manufacturing zone as well as  agriculture zone which allows either way for the use as it is not. Steve stated there is no proposal for development on this city property for the foreseeable future. City’s property is 50% is in the overpressure zone. Picture showing looking north, cell tower on the property, fence entrance into the property. North on 7200 and looking south on 7200 west. Idea would be both parcels be zoned manufacturing. Steve asked for any questions. No questions were asked. ZONE CHANGE APPLICATIONS Z-3-2024 Petition by WEST VALLEY CITY requesting a zone change from A (Agriculture, minimum lot size ½ acre) to R-1-10 (Single Unit Dwelling Residential, minimum lot size 10,000 square feet). The property is located at 3575 South 5200 West on 0.38 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve stated this is a city-initiated application to bring the property in question into compliance. Showing a map of three parcels in red, yellow, and blue, explain once the subdivision on the east side, in yellow, is recorded, the remainder parcel, in blue, will be less than half an acer and will not comply with the agriculture zone it is zoned now. Martel asked if any anticipated activity is there? Steve stated there is one home already there and with this rezone, the lot will then be in compliance with the requirements of the R-1-10 Single Unit Dwelling Residential. No further questions were asked. CONDITIONAL USE APPLICATIONS C-5-2024 Petition by PREMIER TRUCK GROUP requesting a conditional use for outside storage of heavy trucks, trailers and parts in conjunction with heavy truck service. The property is located at 5431 and 5477 West Lampert Lane on 4.81 acres and is zoned M (Manufacturing). (Staff – Jody Knapp at 801- 963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody presented the conditional use application located in the Warrner Truck Center. She outlined the truck uses over the years for this site working with them over the years for a formal application for Truck storage, and east side of lot for outside storage for the truck repair business. Jody went over the map and explained the areas and proposed uses. The building to the north of this property is the service part of the business. The lot by this building will be used for dropping off the truck or trailer while the other is being serviced. The east side of the lot will be used for outside overflow storage of heavy truck or trailer parts like hoods, bumpers and fenders and will not be used for any tires, junk, damaged truck or trailer parts. Jody stated that chain link fencing and vinyl slats will be added to provide screening from the public view. This shall be located along the north side of the  lot on Lampert Lane as well as along both sides of the property for 160 feet or until it meets with the Sprinter building on the adjacent east property. Jody explained that this area is basically one big lot which will be completely repaved with added storm drains and will go under plan review to make sure all the easements and drainage works for this project. Jody mentioned the landscaping will be completed along the frontage of Lampert Lane. There is a minimum of 5% landscaping for the site which they have currently with rocks. They will berm it up and add the 50% live plants and trees requirement. No further questions were asked. C-7-2024 Petition by CASTLEWOOD DEVELOPMENT requesting conditional use approval for a 330-unit apartment development. The property is located at 2940 West 3650 South on 3.02 acres and is zoned CC (City Center) and R-2- 8 (Two Unit Dwelling Residential, minimum lot size 8,000 square feet). (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov). Discussion: Steve stated that this application has been submitted several times for approval since 2022. It was approved for apartment development west of the library. The developer had not started the project and requested for a renewal. It was approved in May of last year, and with the development not yet started, they are asking to renew their approval for another 12 months. Steve explained that everything is the same as the original application except for a small correction in the landscaping plan. Upon reviewing the site plan, it was noted the entrance to the parking structure of this building did not align with the landscaping plan. With this small correction, both plans are now in alignment. Steve went over several map views pointing out the different levels of the 7-story building with parking and units, which exceed the city unit minimum standard. Commissioner Fuller asked if the applicant has given a schedule of construction start time. Steve explained when the application was first submitted, the market changed, and they mentioned the challenges they have faced, with the biggest challenge being the rate environment and cost of construction. Commissioner Fuller mentioned there was a concern last time with Lancer Way and the construction that would be going. Steve explained when a project is being developed, the developer is required to put in the curb and gutter improvements. Since the City has scheduled to start road construction on Lancer Way, sometime end of 2024 or in 2025, with all new road improvements  including curb and gutter. Since the applicant has not started the project, we cannot require them to put in the improvements and the City does not want to leave an uneven, unfinished section of the road. Commissioner Winters asked about the street south on 3650 Lancer Way, traffic pulling in and out of the project. Steve stated there will be a left turn lane put in for merging into traffic. Commissioner Winters went on to ask about the other entrance in the northwest corner of the property. Steve explained the developers were able to secure the easement from the owners of that parcel, which the city verified was in place. No further questions. There being no further business, the meeting adjourned at 4:20 p.m. Respectfully submitted, Margo Hoyt Margo Hoyt, Executive Administrative Assistant