Planning Commission Meeting

WEST VALLEY CITY PLANNING COMMISSION MINUTES July 27, 2011 The meeting was called to order at 4:02 p.m. by Chairman Brent Fuller at 3600 Constitution Boulevard, West Valley City, Utah WEST VALLEY CITY PLANNING COMMISSION MEMBERS Harold Woodruff, Brent Fuller, Phil Conder, Joe Garcia, Barbara Thomas, and Imaan Bilic ABSENT: Jack Matheson and Terri Mills WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Steve Lehman, and Nichole Camac WEST VALLEY ADMINISTRATIVE STAFF: AUDIENCE Approximately three (3) people were in the audience West Valley City Planning Commission July 27, 2011 Page 2 SUBDIVISION APPLICATIONS SV-1-2011 This item has been withdrawn from the agenda. PUD-1-2011 The Villages at Westridge - PUD Henry Walker Homes R-1-4 & C-2 Zones 155 Units 16.0 Acres BACKGROUND Phil Holland, representing Henry Walker Homes, is requesting preliminary approval for a new residential development to be known as The Villages at Westridge. The subject property was rezoned in February 2011, from the Manufacturing zone to the R-1-4 and C-2 zones. STAFF/AGENCY COMMENTS: Public Works Department: � Authorization required of ditch/water users for any abandonment, relocation, piping or any other modifications to existing ditches or irrigation structures. � Contact Salt Lake County Auditor’s Office for approval of street names and subdivision names. � Street improvements shall be installed in accordance with plan and profiles approved by the Engineering Division. Will need to modify the traffic circle. � Revisions to plat required. � Flood control issues to be coordinated with Public Works. � Concerns regarding the topography along south and west boundary of the subdivision. Retaining walls will be needed to lessen street grades and to provide better building pads. Utility Companies: � Standard Utility Easements required. Kearns Improvement District: � Project is subject to all KID requirements and design standards. Fire Department: � Proposed fire hydrant locations need to be shown on subdivision plat. West Valley City Planning Commission July 27, 2011 Page 3 � Project shall meet all provisions of Fire Code relating to this type of development. Private street widths shall be a minimum of 26 feet. Building Division: • Will need to provide a soils report. • Will need to evaluate all proposed building construction. ISSUES: The Villages at Westridge will be a residential community consisting 155 units and two commercial pad sites. The property received zoning approval from the City Council in February 2011. As a result of the rezone process, a development agreement was required. This agreement addresses a number of issues related to the overall site including the commercial pads. Staff has included a copy of Exhibit B for the Planning Commission’s review. The proposed development is located in an area originally zoned manufacturing. Prior to the developer’s interest in this property, residential consideration was not very well studied. However, given Ivory’s development to the north and west of this property, the City modified its General Plan to include mixed uses. Due to the complexity and location of this development, staff would like to address the following issues: Overall Development: The Villages at Westridge will be a planned community consisting of 155 residential units and two commercial pad sites. The total acreage for this project is approximately 16.0 acres. The residential portion is approximately 13.25 acres which equates to an overall density of 11.7 housing units per acre. The commercial property is approximately 2.75 acres and will be divided into two separate lots. Access: Access to this development will be gained from 5600 West, 5400 South and from an existing stub street in the Westridge Estates Subdivision to the north. The north/south street and street connecting to 5600 West will be dedicated rights-of-way. The width will be 54 feet which includes a 5-foot parkstrip and 5-foot sidewalk. All other streets within the development will be private. The minimum pavement width will be 26 feet to accommodate emergency service vehicles. Housing Design: Housing proposed for this community will be comprised of three housing styles. The courtyard style will consist of 80 units, the town home product will consist of 57 units and the mansion style homes will provide 18 units. As mentioned by the developer during the study session, housing sizes will range from 1,000 square feet to 2,200 square feet. Staff has evaluated the housing styles in regards to the multiple family design standards. Although we do not have architectural elevations at this point, staff does not believe there will be a problem meeting the design standards. There is a great deal of movement in both the exterior façade and roof line. This is a positive element in the overall design of this project, as only 14 units will have garage access on the West Valley City Planning Commission July 27, 2011 Page 4 dedicated right-of-way. Buildings will consist of 100% masonry products. Stucco, hardiplank and brick materials will be used. As this is a preliminary review, staff does not have final architectural drawings. However, the Planning Commission will have an opportunity to review final drawings in detail during the final plat process. Parking: The general parking requirement for all residential development in the City is 2 spaces per unit. In this development, all residential units will have a garage for parking. Depending upon unit type, both single and two car garages are provided. Additional parking spaces have been provided for resident and guest parking. These spaces are located along the private street system and in front of the residential unit. The total number of parking spaces in this development totals 3.4 spaces per unit. In addition to the calculated parking spaces, parking is permitted on the dedicated street system as well. Storm Water: The developer will be coordinating storm water issues for the entire project with the City’s Engineering Division. At this point in the review process, an area located at the northeast corner is projected to handle storm water. This area will need to be landscaped and maintained with the overall project. Open Space As part of the development agreement, an area approximately 1.3 acres in size will be dedicated to the City. The area designated in the agreement was to be in the northwest corner of the development site. The City will be responsible to develop this property. All open space for this development will need to comprise at least 50%. Fencing: During the study session, a question was asked about fencing. The developer will be installing a masonry wall along 5600 West and 5400 South. The style and color of this wall will match the existing wall installed by Ivory Homes. Fencing between the existing residential homes to the north and west will be vinyl fencing. Overpressure Zone This project is located in the outer ring of the overpressure zone. City ordinance will require that certain construction standards be applied for all new dwellings. The developer is familiar with these standards and will coordinate building permit requirements with the building contractor. Site Management The developer will provide a Home Owner’s Association for the entire project. The association will be responsible to hire a property management company. As per previous PUD applications, staff will recommend that prior to this development being turned over to the association, a meeting with staff, developer and management company take place. This will provide an opportunity to ensure that all development standards and improvements have been completed in accordance with the Planning West Valley City Planning Commission July 27, 2011 Page 5 Commission’s approval of this project. Amenities The development agreement requires that a minimum of 6 amenities be provided from Section 7-14-313 of the City code. After discussing this matter with the developer, the following amenities are proposed for this project: Dedication of City park space, Pavilion and BBQ’s in each private open space location, covered parking, balconies and a centralized playground. These items will be addressed more formally during the final plat process. Landscaping The developer will be installing landscaping in conjunction with each building’s construction. An overall tree plan has been submitted. As this project undergoes final review, a formal landscape plan will be available for the Planning Commission’s review. STAFF ALTERNATIVES: A. Grant preliminary approval for the Villages at Westridge PUD subject to the following conditions: 1. That the developer resolve all staff and agency concerns. 2. That all housing comply with the multiple family design standards outlined in the City ordinance. 3. That the applicant provide a soils report. Although basements are not planned, the City Building Official and City Engineer’s office will need to review this report prior to final plat review. 4. That the developer provide a landscape plan to be reviewed during the final plat process. Said landscaping plan shall provide measures to ensure water conservation techniques will be used in accordance with City ordinances. 5. That all provisions of the West Valley City Fire Department be satisfied. 6. That the developer resolve any issues regarding irrigation ditches and irrigation water that may be in use. 7. That compliance be made with Kearns Improvement District, i.e., water line extensions, connections, water rights and fire protection. 8. That the subdivision name and street names be approved by the Salt Lake County Auditor’s Office. 9. That proposed building setbacks be in accordance with the site plan reviewed as part of this application. Slight modifications can be made to this plan if needed in order to accommodate utilities or other infrastructure. 10. That all matters pertaining to the development agreement be addressed prior West Valley City Planning Commission July 27, 2011 Page 6 to final plat approval. 11. That entry features be installed at 5600 West and 5400 South as noted in the development agreement. Said features shall be reviewed during the final plat process. 12. That building elevations, colors and materials, be in accordance with those presented to the Planning Commission during the July 27 2011 meeting. Formalized plans and elevations will be required prior to the final plat process. 13. That 5600 West and 5400 South be fenced with a masonry wall. Said wall shall match the color and texture of the wall installed by Ivory Homes. Fencing between the existing residential subdivision will be vinyl. 14. That a note be placed on the plat regarding the overpressure zone. B. Continuation, in order for the developer to address issues raised during the public hearing. Applicant: Phil Holland 500 North Market Place Dr. Centerville, UT 84014 Discussion: Steve Lehman presented the application. Barbara Thomas asked if the fencing on 5400 West can be determined by the Planning Commission or if this is something the developer will decide. Steve replied that it should be decided by the Planning Commission and City Council. Phil Holland, the applicant, stated that this is a project that has been worked on and edited several times over the past few years. He indicated that his company has aligned themselves with JSA Architecture and now feels this is a good product that will fit this site better than anything previously proposed. Mr. Holland indicated that most units have two car garages and are equipped with a driveway. He stated that the townhome units offer 1-3 bedrooms and the Mansion homes have 2-4 bedrooms. Mr. Holland stated that all courtyard units have the ability to park 3-4 cars so he feels parking is adequate in the subdivision. He added that there will be great amenities including a BBQ pavilion in the courtyards as well as a City park. Barbara Thomas asked which way homes face on 5400 West. Mr. Holland replied that they face toward 5400 west. Commissioner Thomas expressed concern with traffic. She asked whether homes bordering the park will have a fence or be separated by landscaping. Steve replied that he would talk to the City Parks Department to discuss options. Commissioner Thomas asked if there will be pavers on the street to allow pedestrians safe access into the commercial portion of the subdivision. Steve replied that pavers would not be installed but that he would he would speak with the City Traffic Engineer regarding this as well. Joe Garcia asked if the fence in front of the homes on 5400 West had to be masonry or if there could be a more attractive fence such as vinyl. Phil Conder stated the masonry would probably be beneficial to West Valley City Planning Commission July 27, 2011 Page 7 block sound. Mr. Holland replied that they were planning to be consistent with the Ivory masonry wall. Steve indicated that the homes are set back so visibility shouldn’t be a problem. He added that it will help to provide privacy and a sound barrier. Commissioner Thomas asked if both sides of the wall are masonry. Steve replied that he wasn’t sure but added that he would look into this. Commissioner Conder stated that he feels there needs to be a wall. Imaan Bilic agreed and stated that kids need a safe area to play since there is not a significant backyard. Steve Lehman stated that each unit would also likely have a connecting fence between yards to allow for maintenance. Commissioner Conder stated this is a great new proposal. There being no further discussion regarding this application, Chairman Fuller called for a motion. Motion: Commissioner Conder moved for approval subject to the 14 staff conditions. Commissioner Thomas seconded the motion. Roll call vote: Commissioner Bilic Yes Commissioner Conder Yes Commissioner Garcia Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Fuller Yes Unanimous –PUD-1-2011 – Approved PLANNING COMISSION BUSINESS Approval of minutes from July 13, 2011 (Regular Meeting) Approved Approval of minutes from July 20, 2011 (Study Session) Approved Election of Chairman/Vice-Chairman for the 2011-2012 Fiscal Year Chairman- Brent Fuller Vice Chairman- Phil Conder There being no further business, the meeting adjourned at 4:57 p.m. Respectfully submitted, _____________________________________ Nichole Camac, Administrative Assistant