Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING MINUTES SEPTEMBER 4, 2024 The meeting was called to order at 3:30 p.m. by Chair Lovato in the CED Conference Room at West Valley City Hall 3600 Constitution Boulevard, Suite 200, 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, Nancy Drozdek and Martel Winters ABSENT Renee Layton WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Steve Lehman, Jody Knapp, and Julie Davis WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill, Assistant City Attorney AUDIENCE There was one attendee in person and one online. GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-5-2024 Petition by Grow Development, LLC requesting a General Plan change from Large Lot Residential (2 to 3 units/acre) and Low Density Residential (3 to 4 units/acre) to Small Lot Residential (4 to 7 units/acre) and a zone change from A (Agriculture, minimum lot size ½ acre) to R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet) with a planned unit development (PUD). The property is located at 3814 and 3876 South 6000 West on 6.68 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik presented the applicants’ PUD concept plan of 41 lots, 45-feet wide and 50-feet wide. The plan includes two-story homes starting at 2250 square feet, four elevation options, and two open-spaces with amenities. Commissioner Winters asked if the existing homes are going to be raised and start from scratch. Steve replied that they would be. Commissioner Winters asked if the lots meet the 8,000 square feet criteria. Steve replied that they do not meet the requirement in that these lots would be quite a bit smaller than 8,000 square feet, which is allowed under a PUD. Commissioner Winters pointed out that three of the elevations are a similar style with traditional architecture and gabled roofs, and one elevation is modern looking. He asked if the Code requires Page 1 of 4 PUD architecture to be similar, rather than having one elevation that looks odd compared to the others. Steve replied that applicant did not want a carbon copy, cookie-cutter PUD. Commissioner Drozdek asked if there is room for three-car garages. Steve replied that the 50 feet-wide lots will be wide enough space to have a 10-foot setback concrete pad off to the side of the garage. Seventy-five percent of the lots would be wide enough to accomplish that. Commissioner Drozdek asked if they have any intention of installing solar panels. Steve replied that the Developer would not be installing solar panels. Commissioner Drozdek asked if the existing lot landscaping was going to be removed. Steve replied that the Developer is considering water-wise landscaping. The Chinese Elms on the lot are problematic and with all the construction the lot will most likely be cleared and re- landscaped. Commissioner Lovato asked if the open spaces at the ends of the PUD is the best placement for them, given how close together the homes will be. Steve replied that the lots are smaller at 90-feet deep, and they must be rectangular to get the number of units where it makes sense to redevelop the site. Commissioner Lovato also asked if there is curb and sidewalk on both sides of the street in the Plan. Steve responded that there is and will be installed. Referring to the plan, Commissioner Lovato asked what the significance of the little green strip is? Steve replied that he’s not sure and it could possibly be removed, unless there is a utility reason it needs to remain. SUBDIVISION APPLICATIONS SMI-3-2024 Shane Sanders representing Mountain America Federal Credit Union is requesting minor subdivision approval for the Rushton Square Subdivision. The Subdivision will also amend a portion of lots 1 and 2 of the Floyd L. Rushton Subdivision. The subdivision will consist of 1 lot on 1.04 acres, is located at 5529 West 4100 South and is zoned C-1. (Staff- Steve Lehman at 801-963-3311 or steve.lehman@wvc.ut.gov) Discussion: Steve Lehman presented this new application after the Council approved the rezone on September 3, 2024. The Applicant is requesting to amend 2 lots in the Floyd Rushton subdivision to create one lot for a new Mountain America Credit Union. There were no comments or questions. CONDITIONAL USE APPLICATIONS C-15-2024 Petition by AWA Engineering requesting a conditional use approval for a Maverik Gas Station and Convenience Store. The property is located at 2384 South 5600 West on 3.99 acres and is zoned LI (Light Industrial) and located within the 5600 West Overlay Zone. (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody presented. The applicant is wanting to assemble one large property from a couple of different landowners. Commissioner Winters pointed out that this would be the second Maverick in half a mile on the same street. Do they intend to keep the location on 2700 South also? It is Jody’s understanding that Maverick does not plan to close the 2700 South location. Page 2 of 4  CA-5-2024 Petition by Rasoul Gassmepour requesting a conditional use amendment to add automobile service to the Ark Plaza development. The property is located at 1927 West 3600 South on 1.03 acres and is zoned C-2 (General Commercial). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody presented. The Applicant’s original application for Ark Plaza was approved in 2022 for 51% retail and 49% warehouse as it met the 50/50 split for the C-2 zone. The lot was submitted and approved to have 31 parking stalls. Now that he is finally leasing to tenants, he wants to expand the types of businesses that are allowed in the building. At this time, nine of the eleven tenant spaces have open business license applications, and none have been approved yet. These new business types are already operating and has created a lack of parking, issues of open overhead doors during business hours, displayed/storage of vehicles and jet skis in the parking lot, and complaints from adjacent property owners of these new businesses taking up parking on the private street. With this amendment to add automobile services to the property, Jody estimated there would need to be 36 parking stalls. She feels the application could still be reviewed as a conditional use amendment, but she is not close to being able to approve business licenses. She hopes to have more concrete numbers at the Public Hearing on the building’s square footage and the tenants’ business hours to accurately calculate the number of parking stalls needed. Commissioner Porter commented that the Applicant’s application is premature since the business licenses haven’t been approved. Jody agreed, commenting the Applicant thought automotive service was included in the C-2 zone, but based on his originally approved application the parking calculation, impact fees, floor plan, and occupancy will not apply to this amendment. Jody said she is working on these, but she doesn’t think there is going to be enough parking for the mixed-use tenants. Stop Work orders have been issued and she is working with Building Inspections and Fire to get the situation fixed. Steve Pastorik added that Applicant’s initial proposal to him was disingenuous because he held that half of his building was going to be warehouse. It appeared he made a proposal that would get the parking approved for a lower amount, then came back with new uses that clearly are not allowed. Steve feels this is a future enforcement problem and thinks Jody is doing a great job of trying to get the Applicant to come into compliance. He feels these issues could have been avoided had the Applicant been straightforward about what their uses were going to be. Jody closed with informing the Commissioners that they can continue the application to see if the Applicant can manage his tenants and clean up the parking lot and get everything off the road. But if the amendment were approved, she still won’t issue business licenses, until he meets the conditions of the approval to begin with. There being no further business the meeting was adjourned at 4:35 pm. Respectfully submitted, Julie Davis Page 3 of 4 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