Planning Commission Study Meeting

MINUTES OF THE WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING FEBRUARY 19, 2025 THE PLANNING COMMISSION MEETING MET FOR STUDY SESSION ON WEDNESDAY, FEBRUARY 19, 2025 AT 3:35 PM IN WEST VALLEY CITY HALL, 3600 CONSTITUTION BLVD, SUITE 220, WEST VALLEY CITY, UTAH. THE MEETING WAS CALLED TO ORDER AND CONDUCTED BY CHAIR MATTHEW LOVATO. THE FOLLOWING MEMBERS WERE PRESENT: Martell Winters, Commissioner Darrick Porter, Commissioner Harold Woodruff, Commissioner Nancy Drozdek, Commissioner Renee Layton, Commissioner PLANNING DIVISION STAFF PRESENT: Steve Pastorik, CD Director Brock Anderson, P&Z Senior Planner Jody Knapp, P&Z Zoning Administrator Steve Lehman, P&Z Current Planning Manager Julie Davis, P&Z Administrative Assistant LEGAL DEPARTMENT PRESENT: Brandon Hill, Assistant City Attorney PRESENTATIONS: 1) GPZ-1-2025 Petition by Sam Drown requesting a General Plan change from General Commercial and Low Density Residential (3 to 4 units/acre) to Medium Density Residential (7 to 12 units/acre) and a zone change from C-2 (General Commercial) and R-1-12 (Single Unit Dwelling Residential, minimum lot size 12,000 square feet) to RM (Multiple Unit Dwelling Residential). The property is located at 3201 S Redwood Road, on 3.18 acres. Staff – Steve Pastorik. Steve Partorik discussed a zoning and general plan change proposal for 31 for-sale townhomes with a density of about 10 units per acre and dwelling sizes ranging from 1,600 to 1,700 square feet. The applicant, Concord Homes, seeks to change the general plan designation from general commercial on the west side and low-density residential on the east side to medium-density residential. The zoning would be changed from C-2 and R-1-12 to RM. The plan also involves modifications to the Beto's Restaurant site to accommodate a new public street and shared parking stalls to meet the 4.75 parking stalls per unit. There is concern about the 64% garage door fronting, which exceeds the 60% limit set by the city. Steve is working with the applicant on meeting this requirement while maintaining the property's layout, however, this could be an exception the Commission would consider. Minutes of Planning Commission Study Meeting February 19, 2025 Page 1 of 4 2) S-1-2025 Petition by Jake Hone is requesting preliminary approval for the Wilkins Hollow PUD Subdivision. The subdivision will consist of 38 lots on 6.7 acres. The property is located at 3850 South 6000 West and is zoned R-1-8. Staff-Steve Lehman. Steve Lehman discussed the proposed subdivision of 38 townhomes with basements. The minimum dwelling size would be 2,200 square feet and a minimum lot size would be 7,200 square feet. The main access road would be shifted south from Cilma Drive to increase the frontages along 6000 West to about 90 feet, meeting public works’ standards. The subdivision will have a dedicated street system with curb, gutter, sidewalk, and parkstrip. The project includes two areas of open space with a pavilion and sport court amenities, which would be maintained by an HOA. The developer, Alpine Homes, has shown a willingness to comply with requirements and the architecture will need to align with the approved development agreement. 3) S-2-2025 Petition by ViaWest Group is requesting minor subdivision approval for the WVC ViaWest Subdivision. The subdivision will consist of 3 lots on 28.6 acres. The property is located at 7301 West 5400 South and is zoned M. Staff-Steve Lehman. Steve Lehman presented a minor subdivision application for a property at 7301 West 5400 South. The original subdivision was constructed by the neighboring Garza Group and they're working with Kennicott to acquire the rail right-of-way to make their project work. The proposal includes one main access point, split between ViaWest and Garza Group, and a secondary access pending UDOT approval. The subdivision will create lots ranging from 6 to 14 acres, with internal cross-access and public improvements along 5400 South. 4) SA-2-2025 Petition by Fred Albert is requesting minor subdivision approval and a plat amendment for the Albert Acres Subdivision. The purpose for the amended plat is to create an additional building lot from the original lot 2. The remainder of lot 2 will be consolidated with lot 1 so the overall lot yield of the subdivision remains the same. The plat consists of 2 lots on .93 acres, is located at 3681 South 5600 West and is zoned R-1- 8. Staff-Steve Lehman. Steve Lehman presented a plat amendment for Albert Acres subdivision, which involves creating a new lot for a house while maintaining the original density by consolidating two existing lots. The proposal includes a deed restriction to prevent additional construction on one of the consolidated lots. 5) SA-3-2025 Petition by Silver Fox Construction is requesting minor subdivision approval and a plat amendment for the 4700 South 5600 West Commercial Subdivision. The subdivision will amend lot 2 of the original subdivision to create an additional building lot. The subdivision will consist of 2 lots on 2.6 acres, is located at 5662 West 4700 South and is zoned M. Staff-Steve Lehman. Steve Lehman discussed a subdivision that was constructed 12 years ago for a 7-11 (lot 1). Lot 2 currently has an automotive collision repair business under construction, and Silver Fox would like to amend the lot to add an additional building lot. There is no proposal for a Minutes of Planning Commission Study Meeting February 19, 2025 Page 2 of 4  new business/building currently. All the improvements to this property will be as part of the original subdivision plot and are being constructed now. The new lot will have some frontage along 5600 West but there will not be access into the new lot from 5600 West. There will be shared reciprocal access with the 7-11 off 4700 South. 6) C-1-2025 Petition by CIR Engineering requesting a conditional use for ViaWest, an office/warehouse complex. The property is located at 7301 W. 5400 S. on 28.66 acres and is zoned M (Manufacturing). Staff – Jody Knapp. Jody Knapp presented an application for three office warehouse buildings. The building 1 would be about 97,000 square feet, building 2 would be about 155,000 square feet, and building 3 would be about 220,000 square feet. The buildings will be tilt-up concrete with open truck court layout. Since 7300 West is a new public road there will be a 20-foot landscaped setback, and landscaping along 5400 South, which is a high image arterial. The applicant will be required to install curb, gutter, sidewalk, and parkstrip improvements on 5400 South. 7) C-2-2025 Petition by Graham Engineering requesting a conditional use for a Les Schwab Tire Center. The property is located at 3845 S. Constitution Blvd. on 1.45 acres and is zoned C2 (General Commercial). Staff – Jody Knapp. Jody Knapp presented a conditional use application for a Les Schwab Tire Center. There will be a Chick-fil-a going in the north side of the lot and Les Schwab would be on the south side. The rear of the building will face 2700 South, so Jody recommended to the Commission that it be required to be treated as the primary facade, ensuring compliance with commercial design standards. The hours of operation will be Monday through Saturday, 8am to 6pm, and there would not be outside storage. The project is subject to a development agreement requiring street trees, a parkstrip along 2700 West, and an 8-foot concrete wall adjacent to residential. 8) C-3-2025 Petition by Rydalch Electric requesting a conditional use for outside storage. The property is located at 1925 W. Parkway Blvd. on 1.0 acres/0.4 acres outside storage and is zoned M (Manufacturing). Staff – Jody Knapp. Jody discussed a conditional use application for an outside storage yard. The building was constructed in the mid-1980’s without the rear portion developed, that is now being improved by a new tenant. The site plan includes asphalt for trailer storage and a gravel area for Connex equipment. The area is already mostly fenced and screened. Jody also noted the need to remove junipers next to the sidewalk to improve visibility at the west entrance, and adding a condition to replace the trees on the north side if the park strip trees are removed in the future. The requirements of the business signage and dumpster were also discussed. There being no further business, the West Valley City Planning Commission meeting of Wednesday, February 19, 2025 was adjourned at 4:48 PM. Minutes of Planning Commission Study Meeting February 19, 2025 Page 3 of 4 I hereby certify the foregoing to be a true, accurate and complete record of the proceedings of the Study Meeting of the West Valley City Planning Commission held Wednesday, February 19, 2025. Respectfully submitted, Julie Davis Julie Davis, Admin Assistant Minutes of Planning Commission Study Meeting February 19, 2025 Page 4 of 4