Planning Commissoin Regular Meeting

WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING MINUTES WEDNESDAY, DECEMBER 11, 2024 at 4:00 PM The meeting was called to order at 4:00 p.m. by Commissioner Lovato in the City Council Chambers at West Valley City Hall 3600 Constitution Boulevard, West Valley City, UT 84119, and using Zoom at https://us06web.zoom.us/j/86528756733 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Mathew Lovato, Martell Winters, Cindy Wood, Nancy Drozdek, and Renee Layton Darrick Porter Harold Woodruff 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 were 16 attendees in the audience and 9 online. SV-1-2024 Clifford Street Vacation 2300 South 5660 West BACKGROUND Guy Williams, representing various property owners along Clifford Street, is requesting consideration to vacate all of Clifford Street which is located at 5660 West and north of 2300 South. Clifford Street was platted as part of the Hayne’s Addition Plat E Subdivision and was approved in May 1889. The street in question has never been formally improved. Properties that adjoin this street on both the east and west have been using the right of way for access to their properties for many years. As the salvage yards have become fewer and fewer, a result of the Mountain View Corridor, and with the subsequent adoption of the Light Industrial Zone in 2016, land uses are starting to change in this area. The site east of Clifford Street was originally occupied by outside storage and salvage type businesses. It has historically been an enforcement issue for the City. The City approved the Wasatch Fleet facility in 2019. One of the driving factors in vacating Clifford Street was that Wasatch Fleet would like to access the west portion of their operation through the vacated right- of-way. The other businesses adjacent to Clifford Street will remain for the time being but are likely to transition over time. One concern of staff is how the vacated right-of-way will be treated going forward. To answer West Valley City Planning Commission Public Hearing Minutes December 11, 2024 Page 1 of 12 that question, the applicants have provided the following: 1. Property owners have signed a cross access and easement agreement through the vacated right-of-way. (It should be noted that 1 property owner did not sign the agreement, but it does not affect access or easement preservation of the agreement) 2. The applicants have provided a conceptual site plan showing a new drive approach coming off of 2300 South. The access drive will need to be improved and will be reviewed with future applications. Staff did inquire of the Public Works Department to see if they had any concerns. There is no intention on the City’s part to ever improve this right-of-way, so they are supportive of this request. However, as development occurs in this area, updated drainage calculations, and required plans will need to be reviewed including right-of-way improvements at 2300 South. To conclude, land previously occupied by the unimproved street can be better utilized by the new business fronting 5600 West and for other properties along this right-of-way as well. Long term opportunities may allow for future and improved development having improvements that better serve these properties. The street does contain existing utilities that will be preserved by the vacating ordinance According to City Ordinance, streets and/or alley vacations shall be reviewed by the Planning Commission with a recommendation to the City Council. RECOMMENDATION 1. Approval of the street vacation subject to the staff report. 2. Continue the application due to issues raised at the public hearing. DISCUSSION: Steve L. presented. There were no questions or concerns. MOTION: Commissioner Wood motioned for approval of SV-1-2024. Commissioner Winters seconded. VOTE: Chair Lovato Yes Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff AB Commissioner Layton Yes Commissioner Porter AB UNANIMOUS----SV-1-2024---APPROVED SMI-5-2024 West Valley City Planning Commission Public Hearing Minutes December 11, 2024 Page 2 of 12 Maverik West Valley Subdivision 2390 South 5600 West LI Zone 1 Lot 4 Acres BACKGROUND AWA Engineering, representing Maverik Inc., is requesting preliminary subdivision approval for the Maverik West Valley Subdivision. The subject property is located at the northwest corner of 2400 South 5600 West. The proposed subdivision will amend all of lots 7-12 and 37-48 and a portion of lots 1-6 in block 1 and all of lots 1-12 and 46-47 and a portion of lot 48 of block 2 Hayne’s Addition Plat E Subdivision. The proposed plat also includes previously vacated alleys, and a portion of Clifford Street abutting said lots. ISSUES: The Maverik West Valley Subdivision is being proposed to create a new 4-acre lot for a new Maverik store. As mentioned previously, the existing site contains a number of lots, vacated alleys and streets from the original Haynes Addition Plat E Subdivision. These will all be consolidated to create one new lot. Access will be gained from 5600 West and 2400 South. The access on 5600 West will need to be coordinated with UDOT, which process is well under way with the Conditional Use application. As discussed in the study session, this site is larger than most Maverik sites due to this location being used not only for regular vehicular fueling but for large semi-trucks and an RV dumping station. As part of the subdivision, the developer will be dedicating property along 5600 West and a smaller portion along 2400 South. The applicant will need to coordinate improvements along both rights of way with UDOT and the City as part of the conditional use application. When this area was platted in 1889, various alleys and Clifford Street were dedicated as part of that plat. Over the years, these alleys and the Clifford Street right-of-way have been vacated. However, the utility easements that were located within said alleys and street were not. As part of this plat, and in order to develop the site as proposed, these will be vacated as part of the subdivision plat. The applicant will need approvals from any existing utility companies regarding this matter. STAFF ALTERNATIVES: 1. Approve the West Valley Maverik Subdivision subject to a resolution of staff and agency comments. 2. Continue the application to address concerns raised during the Planning Commission hearing. West Valley City Planning Commission Public Hearing Minutes December 11, 2024 Page 3 of 12 DISCUSSION: Steve L. presented. The applicant, Daniel Goodwin, at 210 N. Redwood Rd. Salt Lake City, was present and available for questions. Scott Charlier, representing Darrell & Ellen Hansen, asked about the alleyways that were previously vacated by the County prior to West Valley City and titled to the property owners. Steve L. replied that 8 feet is still in their ownership. The surveyors will confirm that when they set property corners. Steve is happy to share the plat with Scott and the Hansens once the survey has been completed. MOTION: Commissioner Winters motioned for approval of SMI-5-2024. Commissioner Wood seconded. VOTE: Chair Lovato Yes Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff AB Commissioner Layton Yes Commissioner Porter AB UNANIMOUS---- SMI-5-2024---APPROVED SA-4-2024 Cobalt Landing PUD - Amended 1585 West Neon Way RM Zone BACKGROUND: Russ Platt is requesting consideration to amend portions of 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. STAFF/AGENCY CONCERNS: There are no staff or agency concerns with this application. ISSUES: The Cobalt Landing PUD was recorded in January 2018. This phase of the project consisted of 72 units. A combination of 2- and 3-unit buildings comprises the residential mix in the project. The request of the applicant is to amend the 2-unit buildings along the entire south and east boundaries of the development. This was actually a concept that was raised during the original approval process, but a decision was made to postpone the idea until residential units were sold and occupied. Now that all units are occupied, the applicant and HOA have been working with residents to amend the plat by creating and extending a property line from the back of the units to the corresponding boundaries on the south and east sides of the development. The majority if not all property owners West Valley City Planning Commission Public Hearing Minutes December 11, 2024 Page 4 of 12 have already been using these spaces as a private back yard. One question staff asked about is the ability for a resident to gain access to the rear yard space for maintenance purposes. Staff was assured that sufficient space exists, and gates installed for access if someone has lawn to mow or other maintenance needs. Since the common space was designated as a parcel to begin with, the adjustment of these new lot lines affects how the parcels were designated. As a result, some parcels were amended and others created to make the amended plat work. There are no staff or agency concerns with this application as they have been addressed as part of the original subdivision application. There are subtle additions and corrections needed on the plat regarding surveying issues, but nothing substantial. The HOA will need to revise the CCR’s to accurately reflect the changes resulting from the proposed amendment. STAFF ALTERNATIVES: A. Approval of the amended plat for the Cobalt Landing PUD B. Continuance to allow for more discussion regarding the application. DISCUSSION: Steve L. presented. The applicant, Tina Sperry, with Trong Properties, at 1559 W. Loft on Redwood, was present and available for questions. Cori Wallace, at 3611 S. Angelite Court, the HOA President, was present online. She added that the HOA is supportive of this plat change, and they would be working with the builder to have homeowners sign the platform map change. She added that two homeowners currently have their homes for sale. Steve L. replied that when the City gets ready to record the plat, they will have it reviewed by Salt Lake County Plat Division and they will let them know who needs to sign the plat. The HOA will also be required to sign the plat as well because it does affect some of the parcels. MOTION: Commissioner Wood motioned for approval of SA-4-2024 subject to the 10 conditions in the staff report. Commissioner Winters seconded. VOTE: Chair Lovato Yes Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff AB Commissioner Layton Yes Commissioner Porter AB UNANIMOUS----SA-4-2024---APPROVED West Valley City Planning Commission Public Hearing Minutes December 11, 2024 Page 5 of 12 C-21-2024 Take 5 Oil Change (Wildcat Real Estate Holdings, LLC) 5619-5635 W. 3500 S. C-2 zone, .74 acres The applicant, Wildcat Real Estate Holdings, LLC, representing Take 5 Oil Change, is requesting conditional use approval for a drive-thru auto service center at 5619-5634 W. 3500 S. The zoning for this property is C-2, General Commercial and the General Plan designation is Hunter Town Center. The surrounding zone is C-2 on the north and east. The zoning to the west is R-1-8 (single dwelling unit residential 8,000 sf min) and C-1, neighborhood commercial to the south. The surrounding uses include fast food to the north (Burger King) and east (Arby’s), mixed retail and office to the south. To the west a portion of the residential is occupied by residential homes and the remainder along 3500 S. is vacant and owned by Questar Gas. The project will occupy two parcels. The west parcel was originally part of the Hunter Park Plaza project. The east parcel was a 7-11. These lots were modified as part of a Utah Department of Transportation (UDOT) project and the existing buildings were demolished for that road widening and then the remainder parcels were recently sold as UDOT surplus property. The proposal is to construct a 1,585 square foot 3-bay auto service building on the east lot. The services include oil changes and emissions where the customers remain in their car and drive through the bays for the service, which takes approximately 10 minutes to complete. The typical hours of operation for this use vary daily but range from 7:00 am – 8:00 pm, 7 days a week. The building will be constructed of stone and stucco with peaked roof and column accents. The building must comply with the Commercial Design Standards. This is a corner lot and the only customer entrance is for vehicles so Staff recommends that the north elevation (non-overhead door side) also provide elements as a primary façade for the requirements of the Design Guidelines for Commercial Buildings. The current layout of the project has the Take 5 Oil Change located on the east lot with a shared access off 3500 South for the west lot that connects to the center to the south. There will be four to five employees, and 9 parking spaces provided (9 required). The service bay doors are located on the east and west sides of the building and are not directly adjacent to the residential zone/uses. There is also an existing masonry wall along the west edge that separates the residential zone so that will remain however, it is need of maintenance and will need to be cut back further out of the 20’ setback per City Code. The west lot will be maintained and landscaped with live plant material to match the east lot however it may be redeveloped in the future as another building lot. Parking and site design will then be re-evaluated at that time. The lots are located along two High Image Arterials (3500 South and 5600 West) so they will be landscaped per the 7-10 standards. There will be signage on the building that will be required to meet the Title 11 standards. There will be a dumpster provided for this building that will be located within a 6’ masonry enclosure that is constructed to match the building. West Valley City Planning Commission Public Hearing Minutes December 11, 2024 Page 6 of 12 Staff Alternatives Approval subject to any issues raised at the public hearing as well as the following conditions: 1. The building must be completed per the approved plans and be designed in accordance with the Commercial Design Standards including the north and east façades to be considered a primary façade. 2. The site shall be landscaped per the approved plans including the west lot and both frontages per 7-10, High Image Arterials. 3. The existing 6’ masonry wall adjacent to residential shall be repaired and/or replaced and must maintain a 20’ setback to the right-of-way. 4. The dumpster shall be completely screened and secured with a 6’ masonry enclosure that matches the building. 5. All signage must comply with the West Valley City Sign Ordinance. 6. Must meet requirements of all affected departments and agencies. 7. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. DISCUSSION: Jody Knapp presented. Commissioner Winters asked Jody if the owner will be required to maintain both sides of the concrete wall on the west side. Jody replied no, they only maintain their side and that she doesn’t know if the applicant is going to repair it, or if they want to replace it completely. It just needs to be in good condition when they're ready to open. The applicant, Mitch, with Wildcat Real Estate, at 8980 S. Redwood Road, was present online. Commissioner Wood asked him if he thinks the area is already saturated with oil change businesses. Mitch responded that they are confident in this location, and last year Take 5 was the top-rated oil change in the valley. Julie Jones at 2738 Spring Creek Rd., Holladay, 84117, owns the building to the south at 3536 S 5600 W, West Valley City, is concerned about noise because one of her tenants is a specialized treatment facility for a sensitive group of 3 and under kids that have developmental delays. Other tenants include a dentist, a chiropractor, and other professionals. She is also concerned about traffic going through her business parking area. Mitch responded to Julie’s concerns about noise. The only loud noise would be an air compressor that turns on about once per hour. Take 5 averages about 30 customers per day/2-3 per hour so he feels it’s not excessive traffic. He also added that their shops have a premium appearance and are always clean inside and out. Commissioner Wood looked at the business layout again and feels the neighbors are far enough away from the sound of from filling tires. Commissioner Winters agreed. West Valley City Planning Commission Public Hearing Minutes December 11, 2024 Page 7 of 12 Commissioner Drozdek brought up concerns about the right-in/right-out entrance on 3500 South and the shared access road. Jody replied that the various landowners would need to make sure there is clarity regarding the desired access points and any shared access easement for each location. MOTION: Commissioner Winters motioned for approval of C-21-2024. Commissioner Wood seconded. VOTE: Chair Lovato Yes Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff AB Commissioner Layton Yes Commissioner Porter AB UNANIMOUS---- C-21-2024---APPROVED CA-10-2024 Hunt Electric Campus - Outside Storage and Heavy Manufacturing 1811, 1863, 1897, 1920, 1935, 1940 W. Alexander and 2421 S. Progress Dr. M Zone (11.49 acres) The applicant, Hunt Electric, is requesting a conditional use amendment for outside storage and heavy manufacturing on all Hunt Electric parcels. The zoning for this area is M, Manufacturing. The West Valley City General Plan anticipates light manufacturing uses for this area. The surrounding zone is manufacturing on all sides. The surrounding uses include Desert Tech (gun/ammunition manufacturing) to the north, Lindquist Sales (heating equipment supplier) to the south, UPS to the west. There have been several applications that have been completed, modified or expired and the intent of this application is to clarify all of the uses and improvements on all of the parcels associated with the Hunt Electric campus. The two primary uses subject to conditional use approval are Outside Storage and Heavy Manufacturing, which also includes surfacing and screening requirements. Heavy Manufacturing: Includes light assembly of electrical components outside of the buildings on the campus. This is completed on both gravel and paved surfaces as outlined in more detail below for each individual lot. This work is clean, dust free electrical work that includes: - Electrifying the interiors of 53’ semi-trailers and installing a patented pop-up control tower and associated wiring. West Valley City Planning Commission Public Hearing Minutes December 11, 2024 Page 8 of 12 - Construct E-Houses for the power company substations. The shell is delivered, then Hunt Electric designs and builds the controls and automation that go inside them. The products are built primarily inside building 1811 and 1863 then forklifted to the shells and installed within. - Building trailers for mobile charging stations. Trailers are assembled inside the fab shop then tested outside (when deployed 50' in each direction). Outside Storage: The primary purpose of these yards is for outside storage of specialized equipment and electrical related materials. 1811 W. Alexander - Shop Building - Employee Parking - Outside storage of electrical materials incidental to loading dock activities. - All paved with a hard surface - Outside fabrication and assembly of electrical components - No screening proposed due to location 1863 W. Alexander - Main Headquarters - Employee Parking - Outside storage of electrical materials incidental to loading dock activities. - All paved with a hard surface - Outside fabrication and assembly of electrical components - No screening proposed due to location 1935 W. Alexander - Paved employee parking lot and initially a gravel storage per C-35-2017. - Variance was granted regarding front landscape setback and screening - Updating entire area to an asphalt surface per current submittal - Material bins to be relocated to gravel storage yard area at 2421 S. Progress Dr. - Outside storage of equipment and electrical supplies 1897 W. Alexander - Asphalt surface proposed - Conex storage - Outside storage of vehicles and equipment - Outside fabrication and assembly of electrical components 2421 S. Progress Drive - Gravel surface - Outside storage of equipment and electrical supplies - Outside fabrication and assembly of electrical components - Fencing has been slatted per prior conditions of approval (C-22-2023). - Frontage to be landscaped for additional screening 1920 W. Alexander West Valley City Planning Commission Public Hearing Minutes December 11, 2024 Page 9 of 12 - Expansion includes graveling and filling of the canal area for additional outside storage of equipment and electrical supplies. - Outside fabrication and assembly of electrical components - Located behind building and parking - no screening proposed 1940 W. Alexander - Part of the CUP #C-35-2017 for outside storage - Variance was granted regarding “screened from public view” if planted additional trees on the berm. - Expansion includes graveling and filling of the canal area for additional outside storage of equipment and electrical supplies. - Outside fabrication and assembly of electrical components Additional General Site Items: - May also be seeking approval for a night watchman area that follows all of requirements for a caretakers dwelling. Separate permit must be submitted for an internal building modification and is not part of this review. This use is not permitted in a travel trailer/RV Camper on site. - Permits required for all site electrical - Cargo containers subject to 7-7-106 standards Summary: Surfacing: There are three areas that are proposed to have a gravel surface – 2421 Progress Drive and the north portions of 1920-1940 W. Alexander. Tracked equipment is used throughout these areas and there is no direct access to a right-of-way from any of the gravel yards. If properly maintained (weed free) and graded accordingly Staff feels like this is an appropriate surface for this request. [§7-9-114(2)]. Vehicle parking areas shall only be permitted on paved surfaces. Screening: Outside storage areas must also be screened from public view. The City Code suggests using fencing, landscaping, building placement, topography, berming, etc. (§7-9-119). As outlined on the site plan(s) a majority of the storage areas are set back behind parking areas or buildings. Hunt Electric is concerned with security and feels solid barrier fences would increase the security issues for the yard so screening variances have been approved as outlined above. There shall be screening provided for 2421 Progress Drive as indicated in the conditions of approval. All fencing shall be maintained. Landscaping: All landscaped areas shall include 50% live plant material and a minimum of 1 tree planted every 30’. A berm with trees, shrubs and perennials shall be provided along Progress Drive for additional screening. All landscaping shall be maintained. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing, as well as the following conditions: 1. The site improvements must be constructed per the approved plans and meet all applicable West Valley City standards including Public Works requirements. West Valley City Planning Commission Public Hearing Minutes December 11, 2024 Page 10 of 12 2. The storage areas within 2421 Progress Drive and the north portions of 1920-1940 W. Alexander may be surfaced with gravel as outlined in 7-9-114(2). All vehicle parking shall be located on a hard surface. 3. Outside manufacturing locations approved per plans. 4. All lot frontages must be landscaped per the standards set forth in the West Valley City Municipal Code including one tree for every 30’ of frontage and 50% live plant material. 5. The landscape setback along Progress Drive shall include a minimum 3’ berm and landscape plantings along the fence that are between 3’-4’ to provide screening. 6. There must be screening in the chain link fencing along the entire Progress Drive frontage and also along the sides of the storage yard for a minimum setback of 75’. 7. Cargo containers shall comply with City Code 7-7-106 or be removed. 8. A separate permit must be submitted if there is to be a Caretaker/Security Guard living/residing on site that complies with all requirements of the West Valley City Code. 9. All landscaping, surfacing and fencing shall be properly maintained. 10. Must have approval from all other affected departments and agencies. 11. Improvements must be completed by June 11, 2026, which is 18 months from the date of approval. 12. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. DISCUSSION: Jody Knapp presented. The founder, Richard Hunt, at 4819 Badger Hollow, Salt Lake Center, 84108 was present. He asked to extend the completion timeline to October 2026. MOTION: Commissioner Winters motioned for approval of CA-10-2024 subject to the 12 conditions on the Staff report, changing the completion date in item number 11 to “October 31, 2026”. Commissioner Wood seconded. VOTE: Chair Lovato Yes Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff AB Commissioner Layton Yes Commissioner Porter AB West Valley City Planning Commission Public Hearing Minutes December 11, 2024 Page 11 of 12  UNANIMOUS---- CA-10-2024---APPROVED PLANNING COMMISSION BUSINESS Approval of Minutes from October 16, 2024 Approval of Minutes from November 6, 2024 Approval of Minutes from November 13, 2024 Motion: Commissioner Lovato motioned to Continue the Minutes from November 6, 2024, and approve the Minutes from October 16, 2024 and November 13, 2024. Commissioner Drozdek seconded. Vote: Chair Lovato Yes Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff AB Commissioner Layton Yes Commissioner Porter AB UNANIMOUS----October 16, 2024 and November 13, 2024 Minutes---APPROVED Commissioner Wood motioned to adjourn the meeting. The meeting adjourned at 5:00 pm. Respectfully submitted, Julie Davis Administrative Assistant West Valley City Planning Commission Public Hearing Minutes December 11, 2024 Page 12 of 12