Planning Commission Meeting

MINUTES OF THE WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING JANUARY 29, 2025 THE PLANNING COMMISSION MEETING MET IN REGULAR SESSION ON WEDNESDAY, JANUARY 29, 2025 AT 4:00 PM IN COUNCIL CHAMBERS WEST VALLEY CITY HALL, 3600 CONSTITUTION BOULEVARD, WEST VALLEY CITY, UTAH. THE MEETING WAS CALLED TO ORDER AND CONDUCTED BY CHAIR MATTHEW LOVATO. THE FOLLOWING MEMBERS WERE PRESENT: Mathew Lovato, Chair Martel Winters, Commissioner Darrick Porter, Commissioner Nancy Drozdek, Commissioner Renee Layton, Commissioner Rob Durfee, Commissioner PLANNING DIVISION STAFF PRESENT: Steve Pastorik, CED Director Brock Anderson, P&Z Senior Planner Jody Knapp, P&Z Zoning Administrator Steve Lehman, P&Z Planning Manager Julie Davis, P&Z Administrative Assistant LEGAL DEPARTMENT: Brandon Hill, Assistant City Attorney PRESENTATIONS: 1) GPZ-8-2024 Petition by DAI requesting a General Plan change from Commercial/Light Manufacturing to Medium Density Residential (7 to 12 units/acre) and a zone change from A (Agricultural, minimum lot size ½ acre) to RM (Multiple Unit Dwelling Residential). The property is located at 2996 South Redwood Road on 2.48 acres. Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov. This application was continued at the applicant’s request during the Planning Commission meeting on January 15th. Joe Salisbury and Krisel Travis with DAI have submitted a General Plan/zone change application for a 2.48-acre parcel located at 2996 S Redwood Road. The property is currently zoned A (Agriculture, minimum lot size ½ acre) with a General Plan designation of Commercial/Light Manufacturing. The proposed zone is RM (Multiple Unit Dwelling Residential) and the proposed General Plan designation is Medium Density Residential (7 to 12 units/acre). Surrounding zones include A to the north and east, RMH (Residential Mobile Home) to the south, and M (Manufacturing) to the west. Neighboring uses include a power transmission Minutes of Planning Commission Public Hearing January 29, 2025 Page 1 of 15 corridor to the north, the County owned Redwood Recreation Center Park to the east, and the American Heritage mobile home park to the south and west. The property includes two homes that, according to the Salt Lake County Assessor, were built in 1937. The applicant is proposing to demolish the two existing homes and construct a 49-unit, two- story, rental townhome development. The applicant’s proposal includes the use of the 2.01-acre Rocky Mountain Power owned parcel to the north for access, parking, and recreation space. The proposed density of the project including the Rocky Mountain Power property is 10.9 units/acre. The units within the building closest to Redwood Road face Redwood Road and include rear- loaded garages. All other units have front-loaded garages. There are 31 3-bedroom units and 18 2-bedroom units. Each 3-bedroom unit includes a 2-car garage and each 2-bedroom unit includes a 1-car garage. All garages have driveways that are deep enough to park in. The attached concept plan and application materials from the applicant provide details on and support for the proposed project. By way of background, DAI developed the H2O Lofts project at 2864 S Decker Lake Dr. The townhomes proposed on the subject property are similar to those at the H2O Lofts project. In reviewing this application, staff suggests that there are two primary questions to answer: 1. Is this the right location for a townhome development? 2. Assuming the location is appropriate, does the quality of the project further City goals? These two questions are explored below. Is this the right location for a townhome development? According to the City’s zoning ordinance, zone changes to the RM zone can only be considered by the City if the following four conditions are met: 1. For properties without existing Structures which are proposed to be developed, the property must be a minimum of one acre and the Density must not exceed 12 units per acre. For properties with existing Structures proposed to be redeveloped, the property must be a minimum of 20,000 square feet and the Density must not exceed 20 units per acre. For properties that are west of Redwood Road and within one-half mile of the West Valley Central light rail station, the Decker Lake light rail station or the Redwood Junction light rail station, the Density may exceed 20 units per acre; 2. The property shall meet any one of the following four requirements: (i) have access and Frontage on a Street with a planned Right-of-way width of at least 80 feet (for properties under two acres) or 100 feet (for properties two acres or larger) as indicated on the Major Street Plan; (ii) be adjacent to existing multifamily residential development on two sides; or (iii) be located west of Redwood Road and within one-half mile of the West Valley Central light rail station, the Decker Lake light rail station, or the Redwood Junction light rail station; or (iv) if the property is vacant, was vacant as of January 19, 2021, will be an exempt housing development under 24 CFR 100.304 or successor regulation with a Minutes of Planning Commission Public Hearing January 29, 2025 Page 2 of 15  density no greater than seven units per acre, and have access and Frontage on a Street with a planned Right-of-way width of at least 80 feet; 3. A Development Agreement must be proposed with the zone change application that addresses Dwelling Unit sizes, exterior materials, architecture, Landscaping, and project Amenities; and 4. A traffic impact study prepared by a registered traffic engineer is required for projects with 100 or more Dwelling Units. This application meets the first condition in that the property has existing structures, is over 20,000 square feet in area, and has a proposed density below 20 units/acre. For the second condition, the subject property has access and frontage on Redwood Road, which has a planned right-of-way width over 100’. On the third condition, the applicant has proposed development agreement standards and those standards are addressed later in this report. The fourth condition does not apply because the project is under 100 units. While the property is eligible for RM zoning, the City may still deny requests for RM zoning. The points below may help the Commission answer the first question. • There are eight developed or approved townhome developments that front or have access on Redwood Road. • As part of the City’s General Plan update effort, staff discussed this property, along with other properties along Redwood Road, with both the Planning Commission and City Council. Both the Planning Commission and City Council indicated that they were supportive of townhomes at this location. • Redwood Road is currently a 7-lane arterial street that is serviced by UTA bus route 217. • Average annual daily traffic (AADT) on this segment of Redwood Road was 26,000 in 2023. A 7-lane arterial can handle a traffic volume of 40,000 at a level of service (LOS) C and 46,000 at a LOS D. Does the quality of the project further City goals? City Code requires requests for the RM zone to be accompanied by a development agreement proposal that addresses dwelling unit sizes, exterior materials, architecture, landscaping and project amenities. These items, along with other considerations, are addressed below. Dwelling Unit Sizes In the zoning ordinance, the minimum unit sizes for townhomes are 1,100 square feet for 2- bedroom units and 1,400 square feet for 3-bedroom units. The front-loaded 3-bedroom units are 1,452 finished square feet with 544 square feet in an unfinished basement. The rear-loaded 3- bedroom units are 1,486 square feet with 513 square feet in an unfinished basement. The front- loaded 2-bedroom units are 1,021 finished square feet with 360 square feet in an unfinished basement. Exterior Materials Minutes of Planning Commission Public Hearing January 29, 2025 Page 3 of 15 For materials, the City’s multi-unit residential design standards state: “All multi-unit residential Building exteriors shall be brick, stucco, stone, tile, metal panels or fiber cement siding. With the exception of brick or stone which may be used on the entire Building exterior, no single material shall comprise more than 60 percent of a Building’s exterior. Where stucco, tile, metal panels or fiber cement siding are used, at least 20 percent of the Building’s exterior shall be brick or stone. Wood and vinyl may be used as trim, soffits and/or accent materials only.” The applicant is proposing a combination of brick and fiber cement lap siding (horizontal) and board and batten siding (vertical). The exterior of the front-load buildings are 23% brick and the exteriors of the rear-load buildings are 27% brick. While the fiber cement siding exceeds the 60% rule, the applicant is asking for an exception here given the proposed variety in color and mixture of horizontal and vertical application. Architecture Based on a preliminary review of the proposed building architecture by staff, the proposed units appear to meet most of the architectural requirements in the City’s multi-unit residential design standards. Exceptions include the following: • The ordinance requires at least 25% of the front façade to be fenestration (i.e. windows). The fenestration on the first submittal for the front-load units was 15.2% of the front. The applicant has since added windows to increase the fenestration to 21.1%. In staff’s view, adding additional windows beyond the latest proposal would not, in this case, enhance the front and the latest front elevations meet the intent of the code. • The ordinance requires the minimum roof pitch for main roofs to be 6:12 and subordinate roofs, such as sheds and dormers, to be 4:12. The applicant is requesting an exception on this requirement similar to what was approved in the H2O Lofts development agreement. The roof pitch of the rear-load buildings with hipped roofs is 4:12. The roof pitch of the front-load buildings varies from 6:12 for the main roof in the front to 3:12 for the main roof in the back and on the sheds. Landscaping The ordinance requires a total of 50% landscaping and recreation space. The applicant’s concept shows 50.9% with the Rocky Mountain Power property included. Project Amenities For a project of this size, the ordinance requires one amenity. The proposed project includes three amenities from the ordinance – a walking/exercise trail, a tot/lot playground, and an outdoor fire pit/fireplace. Interior finishes and amenities match those in the H2O Lofts project and include garages wired for level 2 (240 volt) electric vehicle charging, 9’ ceilings, solid surface countertops in all kitchens and bathrooms, smart home technology, minimum furnace efficiency rating of 96%, and vinyl plank flooring. Given the numerous amenities at H2O Lofts and the relatively small size of the proposed project on the subject property, the applicant is proposing to grant residents of the proposed project access to the amenities at H2O Lofts. Garages/Parking Minutes of Planning Commission Public Hearing January 29, 2025 Page 4 of 15 The ordinance requires all townhome units to include a 2-car garage. The overall parking requirement for townhomes is 4.75 with 2 in a garage, 2 in a driveway, and an additional 0.75 within the project. All of the 3-bedroom units meet the 4.75 stall requirement. The 2-bedroom units include 2.75 stalls/unit with one in the garage, 1 in the driveway, and 0.75 in surface parking. The applicant is requesting an exception to the garage and parking requirements for the 2-bedroom units because the units are smaller (most of the new townhome units in the City are 3-bedroom units or larger) and the parking requirement for a 2-bedroom apartment is 1.75 stalls/unit. Pedestrian Accommodations The ordinance requires pedestrian walkways to and between: • The primary entrance or entrances to each residential building, including clubhouses where applicable; • Any sidewalks or walkways on adjacent properties that extend to the boundaries shared with the residential development; • Any public sidewalk system along the perimeter streets adjacent to the residential development; • Where applicable, adjacent uses and developments, including but not limited to adjacent residential developments, shopping centers, office buildings, or restaurants; and • Where applicable, any adjacent public park, greenway, trail network, or other public or civic use including but not limited to schools, places of worship, public recreational facilities, or government offices. The original concept did not include designated pedestrian connections between the front-loaded buildings and the main roadway within the project. However, the latest concept plan has been modified to include walkways along each of the private roads servicing the townhome buildings. Rocky Mountain Power Property The project, as proposed, is dependent upon the Rocky Mountain Power property to the north for access to Redwood Road and to meet the parking, landscaping, and recreation space requirements of the ordinance. The applicant is working with Rocky Mountain Power to secure a perpetual easement on this parcel. Staff suggests that the development agreement include a provision that does not allow the issuance of any building permits until the easement is secured. Another issue related to the Rocky Mountain Power property is the potential for a new road that would connect Decker Lake Drive with Redwood Road. As the Commission may be aware, the City is currently working on station area plans for three of the four light rail stations within the City. As part of this planning effort, the City is exploring the possibility of introducing a new road that would connect Decker Lake Drive at the Big Wave Drive signal (the main entrance to the H2O Lofts) to Redwood Road through the power corridor. Staff has discussed this possibility with the applicant and would like their easement with Rocky Mountain Power to not preclude the possibility of this new road. Staff Alternatives: 1. Approval. This General Plan/zone change application should be approved subject to a development agreement that incorporates the standards and exceptions proposed by the Minutes of Planning Commission Public Hearing January 29, 2025 Page 5 of 15  applicant along with the following additions recommended by staff: a. The developer shall acquire a perpetual easement on the Rocky Mountain Power property at 2992 South Redwood Road (parcel #15-27-176-006). Building permits for new structures shall not be issued until the property or easement is acquired by the developer. b. The easement on the Rocky Mountain Power property shall not preclude the construction of a new road running east to west through the Rocky Mountain Power property. c. The Redwood Road streetscape improvements in Section 7-10-204 shall be installed across the subject property as well as the Rocky Mountain Power property. d. All of the Rocky Mountain Power property shall be improved as a road, parking, amenities, or landscaping. To count toward meeting the minimum landscaping and recreation space requirements of the City’s ordinance, new landscaping must be installed to replace whatever is currently on the site. e. If the developer is unsuccessful in acquiring an easement from Rocky Mountain Power, the project may proceed on the subject parcel subject to the following conditions: i. The maximum number of units shall be 27 (10.9 units/acre). ii. The 2-bedroom units shall not exceed 40% of the total units. iii. The minimum amount of parking for each unit shall be the same (4.75 for 3-bedroom units and 2.75 for 2-bedroom units). iv. The number of amenities provided may be decreased from three to two. 2. Continuance. This application should be continued for reasons determined during the public hearing. 3. Denial. This application should be denied. Discussion: Steve Pastorik presented. The applicant, Joe Salisbury, was present. Commissioner Durfee asked Steve if the easement isn’t granted by Rocky mountain Power would there be enough parking to meet the Code. Steve replied that the developer would have to drop units to meet the parking requirement. Whether they are granted the easement or not, they would have to meet 4.75 stalls for the 3 bedrooms and 2.75 stalls for the 2 bedrooms. Motion: Commissioner Winters motioned to approve GPZ-8-2024 subject to the 5 conditions in the Staff Report. Commissioner Drozdek seconded. A voice vote was taken and all members voted in favor of the motion. 2) PUD-1-2025 Petition by Brandon Parr with Edge Homes is requesting preliminary approval for the Solari PUD Subdivision. The subdivision will consist of 245 townhome units, 40 condominium units and 11 single family lots. The property is located at 3688 South Redwood Road is 26.1 acres in size and is zoned RM. Staff- Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov. BACKGROUND: Minutes of Planning Commission Public Hearing January 29, 2025 Page 6 of 15 Brandon Parr, representing Edge Homes, is requesting preliminary approval for a new residential development to be known as Solari PUD. The subject property is located on the old Redwood Drive-in property at 3800 South Redwood Road. The property was recently rezoned from the C- 2 zone to the RM zone and was approved with a development agreement. STAFF/AGENCY COMMENTS: Public Works Department: o Approval required of ditch/water users for any abandonment, relocation, piping and any other modifications to existing ditches or irrigation structures. o Contact Salt Lake County Auditor’s Office for approval of street names and subdivision name. o Street improvements shall be installed in accordance with plan and profiles approved by the Engineering Division. This includes dedication on 3800 South and 1950 West. o Flood control issues to be coordinated with Public Works. This includes proposed underground storage systems and capacity. Sizing of detention pond will need to be evaluated and depending upon the depth may need fencing. o Will need to coordinate access on Redwood Road with the Utah Department of Transportation. o Developer will need to address the need for snow stacking. o Speed tables will be required on the north/south streets. o The 57-foot right-of-way for east/west streets containing parking spaces will need to be modified to remove the parking spaces from the public right-of-way. o Will be evaluating soils report for basement depths and road construction requirements. o Phasing plan required. Utility Companies: o Standard Utility Easements required. Granger Hunter Improvement District: o Project is subject to all District requirements and design standards. Additional reviews will be needed to determine fire hydrant locations. Minutes of Planning Commission Public Hearing January 29, 2025 Page 7 of 15 Fire Department: o Proposed fire hydrant locations will need to be reviewed at final plat. o Project shall meet all provisions of Fire Code relating to this type of development. Building Division: o Will review soils report for basement depth and any other building consideration. ISSUES: Due to the location and complexity of this development, staff would like to address a number of issues as part of the staff report: Overall Development: The Solari PUD will be a residential planned community consisting of 245 townhomes, 40 condominiums, and 11 single family lots. The subject property was rezoned in 2024 from the C-2 zone to the RM zone. A development agreement was reviewed by the Planning Commission and subsequently approved by the City Council as part of that process. A copy of the agreement will be attached to this report. The total acreage for this project is approximately 26 acres. The project density including the single-family dwellings has been calculated at 11.4 units per acre. The site has been designed with access from Redwood Road and 3800 South with Redwood Road serving as the main entrance to the development. The single-family dwellings will gain access from 1950 West. All streets within the development will be dedicated and constructed in accordance with City standards. Housing Design: The overall project has four different housing types. Single-family detached, front load and rear load townhomes and condominiums. The single-family dwellings will be a minimum 1400 square feet with a 2-car garage and driveway for parking. Space will be provided on the side of the garage to accommodate additional vehicles. Basements are planned for all single-family dwellings. Building materials will be a combination of brick, stone, composite siding and stucco. Neighboring homes on either side of the lot will have different elevations, colors and materials. The Condominiums will be 3-story units with a finished floor space of 1,270 square feet. Materials for these units will be brick, stone, composite siding and stucco. The buildings will front Redwood Road and will be comprised of three exterior color schemes. All condominiums will have access to a single car garage and full-length driveway. The Front Load Townhomes for the inner units will be 1,595 square feet in size with a 685 square foot basement. The minimum size of the front load outer units will be 1,618 Minutes of Planning Commission Public Hearing January 29, 2025 Page 8 of 15  square feet with a 703 square foot basement. Exterior building materials will be brick, stone, composite siding and stucco. Per the development agreement, there will be a mixture of building styles with each having three exterior color schemes. The Rear Load Townhomes will be 1,705 square feet with a 731 square foot basement. The minimum size of the outer units will be 1,647 square feet with a 734 square foot basement. Building materials will be consistent with the other buildings in the project with brick, stone, composite siding and stucco. Those Geotechnical Report: As noted above the majority of housing units are proposed to have basements. According to a soils report submitted by the applicant, 11 test pits were dug to determine a number of factors, one of which is ground water elevations. According to the report, groundwater was encountered at depths ranging from 4 to 9 feet. The City requires the lowest floor slab to be 3 feet above the ground water elevations. The report did discuss land drain possibilities which would be discussed with the City Building Division and City Engineering Division. The site will also be graded much differently than it is today. So, for the purposes of this report, basements are required, but it is very likely that some sort of land drain system will be needed for portions of the project site. This will be coordinated with the City as the project moves forward. Building Setbacks: Proposed setbacks for all units are per the illustrated site plan. The east side setback pertaining to the condominiums will be established by the Redwood Road Streetscape which is typically 20 feet from property line. The north setback adjacent to the existing residential condominiums is proposed at 18 feet with the south setback adjacent to 3800 South being at 15 feet. The west setback adjacent to the single-family lots is 23 feet. All other internal setbacks are per the site plan. The single-family dwellings will be using setbacks per the R-1-8 zone. Because there are a few issues related to the preliminary plat such as additional dedication along 3800 South and 1950 West, the site plan including setbacks are likely to be modified. Due to these issues, setbacks may need to be modified from what is proposed on the preliminary plat. A minimum setback of 15 feet can be used for the north and south units and 20 feet for the west units adjacent to the single-family lots. The east setback will be established by the Redwood Road Streetscape which will be 20 feet from property line. There is one area of concern regarding the townhome units in the southwest corner of the development site. More specifically the driveway locations. City ordinance states that the depth and width of driveways leading to garages shall be at least 18 feet. The driveways at this location are in conflict one with another. A potential solution would be to move the townhome units fronting 3800 South eastward towards the entrance on said right-of-way to provide for the needed spacing. There may be other options as well, but this seems to be a fairly simple solution to resolve the problem. Amenities: Minutes of Planning Commission Public Hearing January 29, 2025 Page 9 of 15  The project will have an amenity package that will be paid for and installed by the developer and maintained by the HOA. The amenities will include: ▪ A 4,463 square foot clubhouse with a fitness center, kitchen, bathrooms and gathering area. ▪ A swimming pool with lounge chairs and shade structures. ▪ Pickleball courts ▪ Play areas, gathering areas, picnic tables and shade structures. ▪ A trail corridor located in the middle of the project allowing residents the ability to move from west to east to participate in the amenities is also provided. In addition, a playground area with benches and picnic tables will be constructed in the middle of the project. ▪ An entry feature will be installed at the Redwood Road entrance. The northeast, southeast and southwest corners of the property are proposed to have open spaces, picnic tables and trash receptacles. However, internal connectivity is lacking for each of these spaces. The amenity plan illustrates a walkway from the exterior sidewalk, which is fine, if the general public is to use these spaces. Staff will recommend that the developer re-evaluate the connections to each of these spaces to ensure internal connections rather than from the public sidewalks along Redwood Road and 3800 South. Landscaping: According to the developer, the project will have 51.2% open space. The developer has submitted a preliminary landscape plan that will further be reviewed as the project moves forward. The developer will be installing the Redwood Road Streetscape along the east boundary of the development and per the development agreement, 3800 South is required to have a parkstrip. This new parkstrip will need street trees that are not currently being shown on the preliminary landscape plan. Landscaping for the single-family dwellings will be installed by the developer. Said landscaping will be maintained by the HOA. Internal landscaping looks pretty good at this point. However, due to the requirement of public streets, there is not a lot of design flexibility with road configuration. As a result, the dedicated streets have an abundance of consolidated driveways relatively close together. Street trees are shown along these rights-of-way, but staff believes that additional trees are needed. It will be recommended that the landscape architect review these areas and provide additional trees and specific varieties that will help improve the street scene. Access: As mentioned previously, access to the development will be gained from Redwood Road and 3800 South. The developer will need to coordinate access on Redwood Road with the Utah Department of Transportation. The frontage along Redwood Road will be designed to accommodate the Redwood Road streetscape. The main drive will align with Calvo Drive across Redwood Road to the east in the Town and Country Mobile Home Park. A second access will be gained from 3800 South. There will be a small amount of dedication along this right-of-way to ensure that all public improvements will be located Minutes of Planning Commission Public Hearing January 29, 2025 Page 10 of 15  within the right-of-way. The proximity of the entrance off 3800 South does meet spacing requirements of the Engineering Division. Per the development agreement, the developer will be adding a parkstrip to the cross section as part of the improvements along this right- of-way. Access to the single-family dwellings will be gained from 1950 West. There will also be additional dedication required on this street to once again ensure that all public improvements are located in the right-of-way, including a turn lane and corner radius at 1950 West 3800 South. All roads within the development will be dedicated and improved to City standards. The width of said streets will be 44 feet and 34 feet in accordance with public street cross sections used for planned communities. A portion of the east/west street which contains parking is presently shown as part of the right-of-way. The City will not maintain any area proposed for parking, so that will need to be a modification on the plat. Due to the long north/south streets, the Engineering Division is recommending some type of traffic calming. One recommendation is to use speed tables. During the Planning Commission study session, a suggestion was mentioned that an appropriate location for the speed tables would be where the east/west walking path is located. This would provide for traffic calming and would be a predominant and safe feature for pedestrians moving from east to west throughout the development. Staff will continue to work with the developer regarding these matters. Parking: The project will meet the City’s parking standard of 4.75 spaces for the townhomes and single-family dwellings. For this project, all townhome units will have a 2-car garage and a driveway for a total of 4 spaces. Additional parking is available to meet the additional .75 spaces per unit requirement. The condominiums will have a single car garage and a full length driveway. Additional parking spaces are provided throughout the community to meet their parking requirement of 2 spaces per unit. The single family lots will have a 2-car garage and full length driveway for a total of 4 spaces per unit. A designated space will be provided on the garage side for additional parking. Snow Stacking: Buildings and driveways occupy a majority of the street system within the development. Since this project is being designed without knuckles, and since driveways are close together, there is not a lot of space for snow stacking. Since the City will be handling snow removal for this project, that is a concern for the Public Works Department. The developer will need to provide spaces where snow can be directed to make sure the project can be cleared of snow for those times when needed. Staff has identified a few locations and will address those below. Each will necessitate some re-working of the site plan and will need the coordination of the HOA: Minutes of Planning Commission Public Hearing January 29, 2025 Page 11 of 15  1. The northwest corner of the site. This is a location that will be used for storm water detention. It seems like this would be an ideal location for snow stacking. However, in the event of a snowstorm, the HOA would need to ensure that the walks are cleared for pedestrians using the walkway. 2. The southwest corner is another possibility and will be modified as townhome driveways need to be separated as noted earlier in this report. This could potentially free up space for this purpose. 3. The southeast corner of the site which is showing 7 guest spaces could be an ideal location for snow stacking. This area would need to be designated for such and would need appropriate signage installed by the HOA during winter months. In summary, based on the way the project is designed, there is not a lot of options for snow removal and/or stacking. The developer will need to evaluate this concern in relation to the overall design and will need to address this concern using staff’s suggestions along with other options that will satisfy the Engineering Division’s concerns regarding this matter. Garbage collection: Per the development agreement, all units will have individual garbage cans. The HOA will require these cans to be stored in the garage of residential units. School walkway: A walkway is planned for the northwest corner of the development to provide access to school children walking to Granger Elementary. While school walkways provide a convenient point of access without having to walk a greater distance, or be driven to school by a parent, they can be problematic. In the proposed application, the walkway is located between two single family lots. Staff would recommend that the walkway be shifted to the north boundary so it would only affect one of those lots. In addition, that location puts the walkway closer to the crosswalk on 1950 West which is designated as a school crossing. Staff will recommend that the applicant coordinate this walkway location with the Granger Elementary School Administration. Storm Drainage: The applicant has submitted a preliminary drainage plan to handle storm water. Due to the size of the property the developer is proposing to manage storm water with underground storage systems and an open detention basin in the northwest corner of the property. These proposals are currently being reviewed by the Engineering Division and will be resolved as the project moves through the development process. Fencing/Tree Preservation: The development agreement requires that the existing chain link and slat fence along the north side of the property be removed and replaced with a new 6-foot vinyl fence. 4-foot wrought iron fencing is required along the east and south sides of the development. Minutes of Planning Commission Public Hearing January 29, 2025 Page 12 of 15  There are a number of mature trees along 1950 West. The development agreement calls for the developer to try and keep as many of these trees as possible. This will help add immediate curb appeal to the single-family dwellings and will help maintain the character of 1950 West. Site Management: The developer will establish a Homeowner’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 Commission’s approval of this project. It should also be noted that the HOA will be responsible for maintenance of the front yard landscaping of the single-family dwellings on 1950 West. STAFF ALTERNATIVES: A. Grant preliminary approval for The Solari PUD subject to the following conditions: 1. That the developer resolve all staff and agency concerns. 2. That this development comply with all provisions listed in the development agreement. 3. That the developer submit a revised landscape plan and that it be reviewed during the final plat. Said landscaping plan shall provide measures to ensure water conservation techniques will be used in accordance with City ordinances and to address those items outlined in the staff report. 4. That the proposed development comply with all provisions of the West Valley City Fire Department. This shall include access into and through the project. 5. That the project comply with all requirements outlined by the City Engineering Division with regards to all dedicated rights-of-way, storm drainage, snow stacking traffic calming and any other concern noted in their review of the preliminary plat, storm drain report and geotechnical report. 6. That the developer resolve any issues regarding irrigation ditches and irrigation systems that may be in use. 7. That compliance be made with Granger Hunter 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. Minutes of Planning Commission Public Hearing January 29, 2025 Page 13 of 15  9. That proposed building setbacks be in accordance with the site plan reviewed as part of this application. Slight modifications can be made if needed in order to accommodate utilities or other infrastructure. Modifications that deviate substantially from the approved site plan shall be reviewed by the Planning Commission. As a minimum standard for the townhomes, the north and south setbacks shall be 15 feet, and the west setback shall be 20 feet. The east setback will be governed by the Redwood Road Streetscape. The single-family dwellings will be subject to the R-1-8 setbacks. 10. That specialty lighting be provided throughout the entire development for pedestrian ways. Standard City streets lights are required for all dedicated rights- of-way. A lighting plan shall be provided prior to final plat review. 11. That an entry feature be installed per the development agreement. Location and design shall be reviewed with the final plat. 12. That building sizes, elevations, colors and materials, be in accordance with those outlined in the development agreement. 13. That fencing be installed on the north side consisting of a 6-foot vinyl fence and the east and south sides with a 4-foot wrought iron fence. 14. That the City Transportation Engineer and Engineering Division review and approve the traffic calming measures needed as part of this development. 15. That the northeast, southeast and southwest open space areas be reviewed to accommodate internal connectivity. 16. That the soils report be evaluated by the Chief Building Official and City Engineering Division as it relates to planned basements. Any land drain or other method to allow basements shall be reviewed and approved by both divisions. 17. That the driveways for those townhomes in the southwest corner of the development comply with City ordinance as outlined in the staff report. 18. That the school walkway be relocated to the north line of the development. Coordination with the Granger Elementary Administration is recommended. B. Continuation, in order for the developer to address issues raised during the public hearing. Discussion: Steve Lehman presented. The applicant, Paxton Guymon, was present and confirmed the details of the project. Minutes of Planning Commission Public Hearing January 29, 2025 Page 14 of 15 Motion: Commissioner Porter motioned to approve PUD-1-2025 subject to the 18 conditions in the Staff Report. Commissioner Durfee seconded. A voice vote was taken and all members voted in favor of the motion. PLANNING COMMISSION BUSINESS: The Commission considered the Minutes of the Study Meeting held January 8, 2025, and the Minutes of the Public Hearing held January 15, 2025. There were not 4 Commission members present who were present on February 8th to vote on January 8, 2025 Minutes so it will be continued to the February 12, 2025 Meeting. Commissioner Winters motioned to approve the Minutes of the Public Hearing held January 15, 2025. Commissioner Durfee seconded the motion. A voice vote was taken and all members voted in favor of the motion. MOTION TO ADJOURN: There being no further business, the West Valley City Planning Commission meeting of Wednesday, January 29, 2025, Commissioner Porter moved to adjourn the meeting at 4:40 PM. I hereby certify the foregoing to be a true, accurate and complete record of the proceedings of the Public Hearing of the West Valley City Planning Commission held, January 29, 2025. Respectfully submitted, Julie Davis Julie Davis, Admin Assistant Minutes of Planning Commission Public Hearing January 29, 2025 Page 15 of 15