Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING MINUTES OCTOBER 16, 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, Martel Winters, Darrick Porter, Renee Layton, Nancy Drozdek ABSENT Cindy Wood and Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Brock Anderson, Jody Knapp, and Julie Davis WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill, Assistant City Attorney AUDIENCE There were zero attendees in person and four online. GENERAL PLAN/ZONE CHANGE APPLICATIONS GPZ-7-2024 Petition by VanTrust Real Estate requesting a General Plan change from Medium Density Residential (7 to 12 units/acre) and Large Lot Residential (2 to 3 units/acre) to Light Manufacturing and a zone change from A (Agricultural, minimum lot size ½ acre) and A-1 (Agricultural, minimum lot size 1 acre) to M (Manufacturing). The property is located at 5892 and 5998 W Parkway Blvd. on 37.53 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov). DISCUSSION: Steve P. presented the applicant’s new concept for this lot, that was denied by City Council in June of 2023. The landowner is Ivory Land Corporation who generally doesn’t build industrial development, so they would like to sell it to a developer if the lot can be rezoned to Manufacturing. The tenants are unknown at this time; however, the possible industrial uses are general light industrial, an industrial park, manufacturing, and warehousing. The new concept would realign the canal along the north side of the property to run parallel to Parkway Blvd. and extend Stegner Way along the south side of the property to eventually connect to 5900 West. Planning Commission Study Meeting Minutes for October 16, 2024 Page 1 of 6 Commissioner Drozdek asked what the traffic impact would be if this passed. Steve P. replied that the company will try to direct the traffic to 5900 West, connecting to a possible right-of-way behind the warehouses. He also indicated that he could provide more traffic information in the staff report. Z-8-2024 Petition by West Valley City requesting a zone change to remove the Decker Lake Station Overlay Zone and change the zoning from M (Manufacturing) to C-2 (General Commercial). The property is located at 3022, 3038, and 3074 S Decker Lake Dr and at 2964 S Tundra Ln on 13.4 acres. This petition also includes a zone change to remove the Decker Lake Station Overlay Zone from the property at 2212 W 3100 S, which is 0.44 acres. (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov). DISCUSSION: This item was continued from the September 25th agenda due to a noticing issue. Steve P. reminded the Commissioners of the 5 parcels that still have the overlay zone on the north side of 3100 South and east of I-215. The zone change would remove the overlay and, on 4 of the parcels, it would rezone them from manufacturing to C-2. There were no questions or concerns. GP-1-2024 Petition by Kristofor Kvarfordt requesting a General Plan change from Low Density Residential (3 to 4 units/acre) to Small Lot Residential (4 to 7 units/acre). The property is located at 5332 W Highbury Parkway on 12.85 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov). DISCUSSION: Steve presented the applicant’s first community concept plan for 67 single- family homes with an HOA; density would be 5.2 units per acre. The property currently has a development agreement that states the property shall be developed as single-family detached homes, and all lots shall be at least 8,000 square feet in area. The proposed average lot size is 5,526 square feet with a range from 4,997 to 9,604 square feet. By ordinance, the increase in density must be compensated by an increase in community design and amenities such as greenspace and walking trails. Commissioner Drozdek asked why the backyard fences are going to face Highbury Pkwy, because the townhomes across the street have their front yards facing the street which looks more inviting. Steve replied it’s a combination of the lot layout and privacy for the residents. Commissioner Winters stated there is a benefit in having the homes face inward because there is a fair amount of traffic on these roads. Children tend to play in the front yards, so inward facing homes would be safer, where they can play and not have to worry about traffic. Steve P. added to that preference because Highbury Pkwy isn’t meant to have curb cuts for garages and cars pulling in and out. Planning Commission Study Meeting Minutes for October 16, 2024 Page 2 of 6 Chair Lovato asked if the City decided to amend the General Plan and the development agreement and then the applicant doesn’t go through with the PUD, would the decreased lot sizes be allowed in future development. Steve P. replied that new developers would have to submit a new concept plan, and the City would have to approve it. Commissioner Porter asked if these will be for-sale homes. Steve P. confirmed that they will be, and the development agreement proposes that the HOA only allow 30% of the homes to be rented out by future owners. Commissioner Drozdek asked if this development has any relevancy towards the affordable housing act that the State Legislature passed. Steve P. replied that the State is encouraging cities to move towards smaller lots and more density. However, in this case, these homes would likely not be considered affordable and probably start in the six-hundred-thousand-dollar range. Commissioner Winters asked if there is a benefit in keeping the homes and lots large in future developments. Steve P. replied that there is a mix of product in Highbury already. There are 2 apartment complexes, 3 town home developments, and single-family homes. The feedback he has received from residents is they want single-family homes to go in this area. GPZ-6-2024 Petition by Kristofor Kvarfordt requesting a General Plan change from Medium Density Residential (7 to 12 units/acre) to High Density Residential (12 to 20 units/acre) and a zone change from R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet) to MXD (Mixed Use). The property is located at 5035 W Lake Park Blvd. and 2736 S Corporate Park Dr. on 26.34 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov). DISCUSSION: Steve presented the second community concept plan by Mr. Kvarfordt. It included 144 four-story apartments, 136 six-story apartments, 32 for-sale town homes, 56 rental townhomes, and 67 fractional owner condos for a total of 435 units on 26.3 acres. Amenities would include a surf pool (membership required), a clubhouse and pickleball courts. The proposal did meet the number of parking stalls the Code requires. Chair Lovato asked if traffic on Sandwell Drive will have traffic calming? Steve P. replied that Sandwell Drive would be extended and terminated into a cul-de-sac. Traffic calming was not proposed but it could be discussed. Chair Lovato is concerned about the amount and speed of traffic and would prefer a way to slow them down. He is also concerned more multi-family homes are being built before single-family homes. Steve P. added that this property has been before the Planning Commission three separate times. It was tabled a couple of times and ultimately the Planning Commission recommended to deny the application. He will include the minutes from those meetings in the packets for the Commissioners. Planning Commission Study Meeting Minutes for October 16, 2024 Page 3 of 6 Z-9-2024 Petition by Kristofor Kvarfordt requesting a zone change from A-2 (Agricultural, minimum lot size two acres) to RE (Residential Estate). The property is located at 2856 S Corporate Park Dr. on 14.04 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov). DISCUSSION: Steve P. presented the third community concept plan from Mr. Kvarfordt. The plan is for a gated community containing 31 single-family homes with three-car garages on an average of 15,000 square foot lots. The proposed development agreement would run with the land. Commissioner Porter asked about the gap next to lots 15, 16, and 17. Steve P. replied that the Developer doesn’t own that strip. The owner has some kind of equipment on that strip. CONDITIONAL USE APPLICATIONS CA-9-2024 Petition by Geneva Rock Products, Inc. requesting conditional use amendment approval to add a Hot Mix Asphalt Plant at their sand and gravel mining facility. The project is located at 6852 West 6200 South, on 108.87 acres total (9-acre project area) and is zoned M (Manufacturing) Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov). DISCUSSION: Jody presented the Applicant’s request to add a hot mix asphalt plant on their site for the next 30 years. The site currently consists of a 11-acre concrete batch plant and an 88-acre sand and gravel mining area. The hot mix asphalt plant would be a 100’ tall facility and operate 24-7 to accommodate nighttime paving projects. Approval is subject to landscaping standards for high image arterials for the 6200 South frontage road. Public Works will be looking at adding curb, gutter, and sidewalk improvements on 6200 South. Commissioner Drozdek asked what the traffic and environmental impacts would be by adding the hot asphalt plant. Jody replied that they must get permits and approval from the State and Department of Air Quality. C-16-2024 Petition by Samuel Wright requesting conditional use approval for two warehouse buildings. The property is located at 7091 W and 7103 W Gates Ave on 1.2 acres and is zoned M (Manufacturing). (Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov). DISCUSSION: Brock presented a conditional use request that expired last year. The applicant didn't follow through and get their plans approved, so this application is to basically re-approve the project. Mr. Wright bought the property a few years ago and is now ready to develop it. He is wanting to consolidate two parcels into one and build two similar light industrial warehouse buildings. The applicant intends to occupy one building for his timber frame business and lease out the other building. Currently, Gates Avenue does not have any improvements, so curb, gutter, and sidewalk would be added. On the south end is residential and will require a 20-foot setback with landscaping and a masonry wall. The Applicant anticipates deliveries of wood that Planning Commission Study Meeting Minutes for October 16, 2024 Page 4 of 6 could be stored outside towards the back of the property for more than 24 hours, which would be outside storage. That area is required to be screened with a chain-link fence with slats. There were no questions or concerns. C-17-2024 Petition by Concrete Deco, LLC requesting conditional use approval for a retail warehouse. The project is located at 4615 West 3500 South, on 0.75 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 application for a conditional use in a C2 zone. The company molds and sells landscaping items like pavers, yard ornaments, and statues from concrete that is poured on site. A summary of the business license appeal and the warehouse use being limited to 50% was discussed. There will be outdoor display of merchandise but no outside storage. They do have street access via an easement through Lucky’s Auto facing 3500 South. They would have to coordinate with Lucky’s Auto to put up a frontage sign. No landscaping would be required. There were no questions or concerns. C-18-2024 Petition by Skyline Electric requesting conditional use approval for an office/warehouse with outside storage. The project is located at 4686 South 6000 West, on 6.00 acres and is zoned M (Manufacturing) Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc- ut.gov). DISCUSSION: Jody presented the Applicant’s request for a 40,000 square foot building to house their office and light manufacturing. There will be outside storage for electrical equipment, pickup trucks, trailers, and small excavation machines. This lot is visible from 4700 South so frontage landscaping will be added. A masonry wall is required to screen the outside storage so different options were discussed. The property has a very steep slope, so the plan is to match grade with 4700 South down to the train tracks and build a safety fence. Commissioner Winters asked if the grade on the north side of the building descends on the homes-across the train tracks, or if it ascends above the homes. Jody replied that the grade will be higher than the rooftops of the homes. C-19-2024 Petition by Bryce Moulton requesting conditional use approval for a restaurant located within the 5600 West Overlay Zone. The property is located at 2508 South 5600 West on 0.45 acres and is zoned C-2 (General Commercial). (Staff-Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov). Planning Commission Study Meeting Minutes for October 16, 2024 Page 5 of 6 DISCUSSION: Brock presented the applicant’s request for a 5,000 square foot Bricks Corner pizza restaurant. Since the building is located within the 5600 West Overlay Zone they're required to put equal emphasis on all building facades, regardless of the facade being primary, secondary or visible from the street. The Applicant is proposing to use metal panels, EIFS, fiber cement siding, brick, and wood panels. The overlay zone does not allow wood, but the Commissioners can look at other materials and looked at a wood facade on a previous application (C-14-2024) also on 5600 West. Some of the other parts of the building still need to be modified to meet the commercial design requirements, and some information on adjacent buildings and uses is needed to finalize parking requirements. Brock asked the commissioners if they have thoughts on the wood siding. Commissioner Winters commented that if they allowed wood siding on the dentist office, that seems reasonable, and it looks as though it will be somewhat protected since it looks like it's underneath an eave. Brock replied that there's not necessarily an eave, but the applicant needs to address some more relief elements, so they potentially might be adding some awnings and things. Brock will request more specific information on the exact material they're wanting to use. There being no further business the meeting was adjourned at 5:24 pm. Respectfully submitted, Julie Davis Julie Davis, Admin Assistant Planning Commission Study Meeting Minutes for October 16, 2024 Page 6 of 6