Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING MINUTES December 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, Nancy Drozdek, Harold Woodruff, Martel Winters and Renee Layton ABSENT Darrick Porter, WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Brock Anderson, Jody Knapp Steve Lehman and Julie Davis WEST VALLEY CITY LEGAL DEPARTMENT AUDIENCE There were zero attendees in person and 2 online. SUBDIVISION APPLICATIONS SV-1-2024 SCOTT HASLAM, GREG MILLER, WILLIAM GOOCH, AND JONAH HORNSBY are requesting consideration to vacate all of Clifford Street located within the Hayne’s Addition Plat E Subdivision. The street is located north of 2300 South at 5650 West. (Staff-Steve Lehman 801-963-3311 or steve.lehman@wvc-ut.gov). Discussion: Steve L. presented an application from most of the business owners of Clifford Street where the city has no interest in keeping or paving, so the applicants are requesting to vacate the right of way. One of the concerns that Staff had was this right of way has been used to access other properties. To ensure that access remained, the applicants have written up a cross- access easement where 33 feet of the 66 feet will go to each owner. It would also preserve the existing utilities in the right of way. One resident on the corner, Mr. Flores, doesn’t want to sign the agreement but the vacation will still provide to him half of this right away. There were no comments or concerns. SMI-5-2024 DANIEL GOODWIN is requesting preliminary subdivision approval for the Maverik West Valley City Subdivision. The subdivision will consist of 1 lot on 4 acres and will vacate various lots in the Hayne’s Addition Plat E Subdivision. The property is located at 2390 Planning Commission Study Meeting Minutes for December 4, 2024 Page 1 of 4 South 5600 West and is zoned Light Industrial. (Staff-Steve Lehman 801-963-3311 or steve.lehman@wvc-ut.gov). Discussion: Steve L. presented photos and plats of the proposed Maverik subdivision. This is in the old Haynes subdivision so several of lots would be amended. There would be additional dedication on 5600 West and UDOT would require improvements. Commissioner Winters asked if this is a bigger lot than Maverik normally builds on. Steve L. replied that the 4-acre lot would provide semi-truck fueling stations and a dump station in addition to automobile fuel pumps. SA-4-2024 RUSS PLATT is requesting a plat amendment for the Cobalt Landing PUD. The proposed application will amend lots 101, 115-138, Parcels C & E and will create Parcels H, I, J and K. The purpose for the amended plat is to establish and extend property lines to the perimeter boundary of those units along the south and east portions of the planned unit development. The property is located at 1585 West Neon Way and is zoned RM. (Staff-Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov). Discussion: Steve L. presented an application regarding the Cobalt Landing PUD. This would amend the south and east lots, and some parcels, in a PUD that's already built and occupied. The area behind those units was designated as common open space but the HOA no longer wants to maintain that space as it's too small to do anything on, so it makes sense for those residents to utilize and occupy the spaces that sit right behind their units. To do that, the subdivision plat needs to be amended to create new lot lines, and all of those residents are in favor of extending their rear property lines. CONDITIONAL USE APPLICATIONS C-21-2024 Petition by WILDCAT REAL ESTATE HOLDINGS LLC requesting conditional use approval for a Take 5 Oil Change auto service business. The property is located at 5619- 5635 W. 3500 S. on .74 acres and is zoned C2 (General Commercial). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov). Discussion: Jody presented the application for a corner lot purchased from UDOT. Wildcat is planning on keeping it as 2 separate lots to potentially sell off the West lot in the future to another tenant, so it will be landscaped until then. UDOT put in the access road and sold Wildcat the property, and then came back and said they don’t like the location of the access. Jody thinks the access would stay where it is because it’s a direct path to the shared access with the adjacent businesses. Chair Lovato asked if the access is too close to 5600 West. Jody answered UDOT wants it moved as far west as possible but that will be worked out in the development phase. Planning Commission Study Meeting Minutes for December 4, 2024 Page 2 of 4 Commissioner Drozdek commented that there are already quite a few oil change businesses in the immediate area and would like to see something else go on this lot. Steve P. replied that that change would have been an earlier zoning decision because in this case the zoning doesn’t limit certain businesses. CA-10-2024 Petition by HUNT ELECTRIC requesting a conditional use amendment for Outside Storage and Heavy Manufacturing. The properties are located at 1811, 1863, 1897, 1920, 1935 and 1940 W Alexander and 2421 S. Progress Dr. on 11.49 acres and are zoned M (Manufacturing) (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov). Discussion: Jody presented. She said Planning and Zoning has received different applications from Hunt Electric over the years; some have expanded, some have expired, and some have changed. This application is to do one blanket approval to understand what’s being done in the entire campus and have it all documented in one place. The primary point of the application is to look at outside storage of electrical materials, equipment, electrical supplies, vehicles and trailers as well as outside manufacturing. The first property is 1811 Alexander which is their main shop building and where they fabricate and assemble electrical components, and it provides employee parking. No changes proposed at this property. The second property is 1863 Alexander which is their main office headquarters and employee parking. This area does have fencing, and they have not proposed any additional screening. The third property is 1935 Alexander. This one came before the Planning Commission in 2017, and they completed the parking lot area and the landscaping. However, the gravel area behind never received plan review approval and that area wasn’t completed. The applicant did receive a variance for the landscaping set-back in the front, however, a few more trees are required and some fencing needs to be repaired or replaced. And there is a bulk storage area that will be relocated once that area is paved. The fourth property is 2421 Progress Drive. This was a conditional use that came before the Commission in 2023. Jody performed the review and sent review comments back, but Hunt never resubmitted revisions and the application expired. This 2024 application doesn’t change from the original application, it just adds more clarification as to what's being done there. Fence slats were required and added but the required landscaping was not, so that would need to be done. This yard would be a gravel surface. There is no access to a public right away from the yard but there is access to the campus. There are some dirt areas that would need grading and drainage installed. The fifth property is 1920 Alexander which is another office building with landscaping up front. There is a solar canopy, and then the storage and fabrication would be in the back. The sixth property is 1940 Alexander. There had been a building there, but it burned down, and that's when Mr. Hunt acquired it. The property is all paved. The canal north of there had been Planning Commission Study Meeting Minutes for December 4, 2024 Page 3 of 4 abandoned so they filled in the canal and expanded the storage there. This approval would expand that storage. The landscaping has been done, and this is where they store the E houses. In summary, the conditional use would allow outside storage and parking on paved areas, and storage of heavy equipment and electrical supplies on gravel areas. The applicant would like to keep the existing screening because they have variance for some locations. Mr. Hunt expressed a concern about when this needed to be done. Because generally a conditional use permit is good for one year; and that covers plan review and time to complete the project. Since most of the properties are occupied, he’s going to have to move equipment around in phases. Jody talked with Steve Pastorik, and they feel 18 months would be an appropriate amount of time to get the plans finished and the construction of everything. Commissioner Wood asked what an E house is. Jody answered it is a temporary electrical building that they build on job sites to house and construct electrical components. There being no further business the meeting was adjourned at 4:30 pm. Respectfully submitted, Julie Davis Julie Davis, Admin Assistant Planning Commission Study Meeting Minutes for December 4, 2024 Page 4 of 4