Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING May 1, 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, Darrick Porter, Harold Woodruff, Cindy Wood, Martell Winters, and Renee Layton ABSENT David McEwen WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Jody Knapp, Daniel Bush, 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) Continued from the April 24, 2024, public hearing. Discussion: Steve Pastorik stated that this is a continuation from the last public hearing meeting that was held on April24,2024. The Planning Commission had requested that the applicant provide additional information. Steve indicated that an article had been added to the Planning Commission packets from the applicant. The applicant had quoted from this article in last week’s public hearing meeting regarding storage units and the impact on residential values. Steve stated they have received a couple of emails, also included in the commissioner’s packets, from residents that live north of the property. The first, from Jason and Terra Nicholes, 4023 South Brandon Court, expressed support of this applications and zone changes for storage units. The letter goes on to address thoughts on smells, traffic, and noise, and expresses that they feel this is a good use of the property. Mr. and Mrs. Nicholes indicated that they view the proposed 10’ foot building wall along the property as a barrier and would prefer this over the 6’ foot wall for added security. They also addressed the fill dirt that had been brought in, requested that levels be brought back to the original and added that they hope the rain runoff will be retained into the storm drain facilities on the subject property. The second email, from Ray and Misty Burke, 4020 South Brandon Court, also expressed support of the application. They indicated that they too would prefer the 10’ foot unit wall in their back yard as they feel it will provide safety and security. Steve presented a PowerPoint and provided images and maps of a number of storage unit projects in the City that are adjacent to a residential property line. While looking at the map of the proposed property and the adjacent neighborhood to the east, Commissioner Woodruff and Winters inquired about the lot sizes and the homes square footage. Steve stated he believes the homes on the back east lot were built wider instead of lengthwise versus homes on the cul-de-sac lots. Steve went on to say Mr. Swenson spoke with the manager, Monica, of the storage unit located at 3500 South 4800 West. Mr. Swenson asked if they have had any incidents regarding the space behind the fence and the setbacks to the building. She explained that there is some criminal activity that has occurred outside the view of cameras and also indicated that animals can infiltrate that space as well. Steve stated that Mr. Swenson also spoke with a resident that lives behind one of the storage units on Redwood Road. This resident stated there have been many incidents where people have hidden in the setback area of the wall where weeds and trees limit visibility. Steve discussed the development agreement and suggested limitations and requirements. He stated Mr. Swenson is flexible to landscaping requirements and if delayed, will make it presentable until Public Works road construction of regrading, curb, and gutter is complete. Commissioner Woodruff inquired about the entrance and the road issue on the southeast corner lot. Steve confirmed Public Works is aware of the road grading issue.  Commissioner Woodruff stated he visited the property and envisioned other uses that would have a better impact on the neighborhood. He expressed concern about the property to the south in relation to the City’s ability to control that use. Steve stated the City would have control when surplusing and selling the property and noted it would be part of the agreement negotiations under specific conditions. Steve went on to say he could not guarantee if any City Council or future Council would do that but the City would have the ability to make these types of requests. Commissioner Winters asked if the City could implement that now with the added limitations. Steve responded that doing so would mean making a contract agreement with ourselves, so it would not be implemented until development proposals occur. Commissioner Wood stated she appreciated the additional information that was given today and feels there is enough evidence to build on the property line. Commissioner Lovato agreed stating that given the information and the many examples, he feels the same. No further discussion. 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) Continued from the April 24, 2024, public hearing. Discussion: Steve mentioned this application would allow placing the storage units on the south property line without height limitation as it relates to the GPZ-1-2024 application. He also mentioned the rezone would not change the City’s use of outside storage, storage of large animals, or of extra garbage containers from Public Works. Steve stated that from the City’s perspective, while it would bring the use into compliance, this is not essential for both Agriculture and Manufacturing allow for the use of outside storage and of animals but would bring the storage project to the north a better layout if we rezoned. Commissioner Winters mentioned the property line to the east and asked if it would make a change or improvement to the fence line, or does it stay until the development of the property. Steve stated there should be a solid fence separating the two. Jody stated she was looking at the property line map which indicated that the three homes to the east all have masonry wall fencing.  Chair Fuller asked if there were any further questions. No further questions were asked. Chair Fuller adjourned the meeting. There being no further business, the meeting adjourned at 3:58 p.m. Respectfully submitted, Margo Hoyt Margo Hoyt, Executive Administrative Assistant