Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING MINUTES WEDNESDAY, AUGUST 21, 2024 at 3:30 PM The meeting was called to order at 3:30 p.m. by Chair Lovato in the City Council Chambers 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 Mathew Lovato, Cindy Wood, Harold Woodruff, Darrick Porter, and Martel Winters ABSENT Nancy Drozdek and Renee Layton WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Steve Lehman, Jody Knapp, and Julie Davis WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill, Deputy City Attorney AUDIENCE There were zero attendees in the audience and zero online. ZONE TEXT CHANGE APPLICATION ZT-9-2024: Petition by WASATCH COMMERCIAL DEVELOPERS, LLC requesting an amendment to Sections 7-1-103 and 7-6-301 of the zoning ordinance to add a definition for the term “data center” and to allow data centers as a permitted use in the LI (Light Industrial) and M (Manufacturing) zones and as a permitted or conditional use in the BRP (Business/Research Park) zone. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov. Discussion: Steve Pastorik presented. Steve read a portion of the applicant’s application where they defined “data center” “as an establishment engaging in the storage management processing and or transmission of digital data and housing, computer and or network equipment systems, servers, appliances and other associated components related to digital data operations”. The applicant, Wasatch, has acquired several properties in Lake Park Corporate Center. One of those is a property that used to be owned by Discover Card, but it is not developed. Discover Card had their main building, but they also own property to the southwest of that. Wasatch is looking at building several buildings on that property. For commercial uses in the BRP zone, there is a restriction that states that no more than 60% of the square footage of the buildings in a BRP zone lot can be a warehouse or Page 1 of 4 light industrial. Steve then read the applicant’s justification for the proposed change: “Data centers are not a ‘typical warehouse’ type. In order to make them financially successful, the majority of the square footage use needs to be dedicated to the core business. Limiting to the 60% rule would not allow us to attract users, nor allow Wasatch to make an investment. Data Centers are a growing requirement across multiple business sectors worldwide. Lake Park is a very attractive location for this type of business, especially with Lake Park being in a Qualified Opportunity Zone. Wasatch would work closely with WVC to assure that this Data Center would be aesthetically pleasing, not looking like a typical ‘industrial’ Building. Like WVC, Wasatch does not want our development to look like, or to be confused for a distribution / heavy industrial development. Another thing to note is that Data Centers on the whole are very low impact to the surrounding area. There are very few employees (5-10), thus very low traffic and impact to the local area, as well to WVC services (Fire, Police, Medical, etc.).” Commissioner Winters asked if there will be customers at the data center. Steve replied that data centers, relative to the to the size that they consume, have very few employees. Commissioner Woodruff asked what kind of parking requirements would be assigned to a data center. Steve replied that with this change the City doesn't have a parking standard. The closest regulation is for a warehouse which requires one space per 2,000 square feet. But in this case, the data center would need even less than that. Even though the City doesn’t have a standard in the code, the applicant can provide information and make a request for a reduction in parking. Jody added that the other data centers that have been reviewed had quite a bit of office space that were calculated under the standard of the normal parking square footage. The ordinance should allow parking for the different uses that a data center might have. Commissioner Winters asked if these centers tend to be smaller than 100,000 square foot buildings. Jody replied that the center on Beagley Road is about 100,000 square feet plus an outdoor storage area. Commissioner Winters noticed the application asked for a permitted or conditional use and if that will be a decision that Planning and Zoning will be asking of the Commissioners. Steve suggested that the City make them conditional. Commissioner Lovato asked if there is someone that reviews the usage of power and water on data centers. Steve replied that Rocky Mountain Power would handle that and maybe the developer will be required to put in a new transformer to have sufficient coverage to serve the building. DISCUSSION ITEMS 1. Decker Lake Station Overlay Zone Discussion: Steve Pastorik presented. The Decker Lake Station Overlay Zone was put in place in 1996. The boundaries were I-215 to the west, 3100 South to the north, 3500 South to the south, and east of the Page 2 of 4 property that fronts the east side of Decker Lake Drive to the east. At the time the Maverick center was being built there were hotels and restaurants being built around the Maverick center. The intent was to have an entertainment district with uses that were supportive of the Maverick Center and having design standards that centered around that. We found out recently, when the city first adopted the overlay zone there was never an ordinance recorded to rezone the properties. Later in 2002, the area north of 3100 South added an overlay zone with a recorded ordinance. In 2006 the overlay was reduced when the zoning was changed for the eGate Apartments just south of Decker Lake. More recently, the overlay was lifted for the new apartments being built right next to the Trax station. Steve showed a map showing properties south of 3100 South, where it was thought the overlay was in place, but it is zoned C-2. Steve then showed a list of business types that the overlay prohibits but would now be allowed in the C-2 zone, such as a fast-food restaurant with a drive-up, hardware store, RV sales/warehousing, batting cages or mini golf. State law requires that by the end of next year that the City have a station area plan around each of our light rail stations. The City has a plan for Fairbourne Station but not the other three. West Valley City was able to obtain a grant administered through Wasatch Front Regional Council that has been used to hire a consultant to help with this process. By the end of next year, the City hopes to have a plan for the Decker Lake area and to have adopted regulations that would help implement the plan recommended by the Planning Commission. Steve recommends a plan in 2 phases. The first phase would be to repeal the text of the overlay from the code, remove the overlay from the zoning map, rezone M zoned property within the overlay to either C-2 or C-3. Phase 2 would be to enact new regulations designed to implement a plan that will be adopted by the City. Commissioner Lovato asked how long it would take to move from phase 1 to phase 2. Steve replied that the City is ready to move into phase 1 right away and phase 2 needs to be completed by the end of 2025. Commissioner Winters asked if the City should replace the overlay zone with conditional use until phase 2 is completed. Steve replied that the overlay zone does require everything be conditional use, and the City must approve that use; a conditional use cannot be denied. If the City wanted to have some restrictions, they would have to rezone and put an overlay in place. The Commissioners agreed that phase 1 need to take place to minimize risk. There were no Commissioners who disagreed. Brandon Hill added that the State is going to have another legislative session that intervenes, and the requirements are likely going to change every year for the next 10 years. 2. Alpine homes – Building Elevations for Kiowa Court PUD Discussion: Steve Lehman reminded the Commissioners that the property was previously rezoned by the Planning Commission and City Council to allow for twin homes. Then, the applicant, Chris Clifford, ended up being a casualty of the Maui fires so he pulled out to deal with his property there, and subsequently sold this lot to Alpine homes. When Alpine Homes met with Steve Lehman and Steve Pastorik, they said they would like to see single-family detached homes as opposed to attached homes. During that meeting Alpine showed one elevation but the Development Agreement requires a second elevation. Page 3 of 4 Steve presented the second elevation to make sure the Planning Commission is comfortable with what's being proposed. The second elevation had the same elements of Chris Clifford’s approved elevation with a shed roof over the garage, a covered porch, 10-12 gables, different window sizes, and brick and stone being 20% of the elevation. In addition, the new subdivision will have guest parking spaces, a perimeter trail, community amenities and two-car driveways. The square footage in these homes will be 2,400 square feet. In the past, flooding has been a problem in this area, so the City just adopted a package to allow for a storm drain to go out through this property out to 3500 South. Commissioner Wood thinks the Development Agreement should have a third elevation. Commissioner Winters said he would like to see more than two color variations and liked the traditional look of the elevations. Commissioner Winters asked if there would be basements. Steve replied that these homes are required to have basements, and the water table is low enough that there will be basements. There being no further business the meeting was adjourned at 4:20 pm. Respectfully submitted, Julie Davis Julie Davis, Admin Assistant West Valley City does not discriminate on the basis of race, color, national origin, sex, religion, age, sexual orientation or disability in employment or the provision of services. If you are planning to attend this public meeting and, due to a disability, need assistance in understanding or participating in the meeting, please notify the City eight or more hours in advance of the meeting. We will try to provide whatever assistance may be required. The person to contact for assistance is Julie Davis, 801- 963-3306. Page 4 of 4