Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING MINUTES November 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, Cindy Wood, Nancy Drozdek and Harold Woodruff ABSENT Darrick Porter, Martel Winters and Renee Layton WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Brock Anderson, Jody Knapp Steve Lehman and Julie Davis WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill, Assistant City Attorney AUDIENCE There were zero attendees in person and 2 online. SUBDIVISION APPLICATIONS SMI-4-2024 Alex Dahlstrom with Wasatch Commercial is requesting minor subdivision approval for the MIT Tech Park Subdivision. The subdivision will consist of 2 lots on 24.5 acres. The subdivision is located at 4334 West Lake Park Boulevard and is zoned B/RP. (Staff-Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve L. presented. He said in the early days of Lake Park the larger properties that now have buildings were done as meets and bounds subdivisions. The subject piece was created in 1995 by a meets and bounds, just not formally subdivided. He showed a proposed site plan that will be the subject of a future Conditional Use application. As for the Subdivision application, the two lots have all the right-of-way improvements are in. They'll just need to coordinate access drives with Public Works Department as part of their site plan review with Brock Anderson. There were no questions or concerns. SA-3-2024 David Hamilton is requesting a plat amendment to lot 5 of the Westridge Commerce Park Phase 2. The plat will amend and extend lot 5 to resolve adjacent boundary issues with City property to the west and south. The plat will consist of 1 lot and 2 parcels. The property is located at 4700 South 5600 West and is zoned Manufacturing. (Staff-Steve Lehman at 801-963- 3311 or steve.lehman@wvc-ut.gov) Planning Commission Study Meeting Minutes for November 6, 2024 Page 1 of 3 Discussion: Steve L. presented. The current conditional use was approved some time ago for the current use as truck customization. The application today is a joint venture between Ken Garff and West Valley City to extend the golf course property line to accommodate the existing cart path. The small bit of land will be deeded to West Valley City to allow the cart path and irrigation to be on West Valley City property that's utilized by the public. In exchange, the City will deed to the Garff’s a bit of land to clean up old fence lines for better security. There were no questions or concerns. PUD-2-2024 Grey Garza is requesting final approval for the Sage Valley Townhomes PUD. This application will amend lot 1 of the Sage Valley Subdivision and modify the townhomes from rental units to owner-occupied units. The subdivision will consist of 18 units on 1.54 acres. The property is located at 1854 West 4100 South and is zoned RM. (Staff-Steve Lehman at 801-963- 3311 or steve.lehman@wvc-ut.gov) Discussion: Steve L. presented the last project for this site. There would be a challenge accessing the townhomes because the property is tucked behind Sage Valley apartments and was intended to be a rental project. The townhomes would not have direct access on 4100 South along the north side of the apartment building but have access on Redwood Road and cross access easements on 4100 South. Amenities include a small dog park, tot park, green space and a pool. The units would have 2-car driveways. There were no questions or concerns. CONDITIONAL USE APPLICATIONS C-20-2024 Petition by Ability Inclusion Services requesting conditional use approval for a 12- unit apartment building. The project will be located on three parcels at 2574 S Redwood Road and 1739/1755 W Lake Park Drive on 0.63 acres and is zoned RM (Multiple Unit Dwelling Residential). (Staff-Brock Anderson at 801-963-3361 or brock.anderson@wvcut.gov) Discussion: Brock presented the proposal for a two-story, 12-unit project would be for adults with physical and mental disabilities. The property would be gated and have staff on-site. The conditional use would waive a less than a 20-foot setback on the exit side of the driveway to accommodate a bus, resident parking, and 60-square foot patios. Commissioner Drozdek asked if this proposal would meet landscape requirements. Brock responded that it does. DISCUSSION ITEMS Attorney, Brandon Hill, provided State legislative information to the Commissioners for their annual training. He said the during the last legislative session that Subdivision applications no longer need to be voted on by City Counsel. The final decisions will be made by Planning Commission. Brandon also acknowledged that the Planning Commission has had a few controversial applications this year in terms of public passion and engagement. He complimented the Commissioners on how they handled those tough, long meetings, and respecting everyone’s Planning Commission Study Meeting Minutes for November 6, 2024 Page 2 of 3 right to voice their opinions. He offered two options that the Commission can use to set time limits for highly popular meetings, so the meetings don’t take so long. The first option would be to set a blanket time limit for all meetings. The second option would be to establish a time limit prior to the Agenda being posted for meetings expected to receive a lot of public input. During long meetings the Commissioners can also take breaks. Chair Lovato asked what the protocol is for recusing oneself from a vote due to a conflict of interest. Brandon acknowledged that all of the Commissioners live in West Valley City and so the times a Commissioner would need to recuse themselves would be if there is a personal financial interest in the application passing/not passing, or if their family member is the applicant. Brandon is always available to talk about other situations. Chair Lovato also asked what is needed for a controversial proposal to be voted on by the public. Brandon said there are signature thresholds set by State law that are a percentage of the population. It's a sliding scale, depending on the size of your community. That threshold would have to be met by residents to get a referendum. Commissioner Drozdek asked what the law states about short-term rentals like Airbnb. Brandon said that State law makes it difficult to enforce a ban on short-term rentals. An administrative agency can’t use a rental listing to try to shut down a short-term rental, they would have to observe the renters coming and going. Brandon said the predominant problem is boarding houses, but he doesn’t have solutions because the economic reality is housing is sparse and expensive. Commissioner Drozdek asked if HOAs can require their residents to report if they are doing short-term rentals. Brandon replied that HOAs can require and enforce short-term rentals in their CC&Rs. Brandon also commented on private streets and the maintenance they require by the residents. It’s a hug burden and streets can become in disrepair. There being no further business the meeting was adjourned at 4:41 pm. Respectfully submitted, Julie Davis Julie Davis, Admin Assistant Planning Commission Study Meeting Minutes for November 6, 2024 Page 3 of 3