Planning Commission Public Hearing

MINUTES OF THE WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING APRIL 9, 2025 THE WEST VALLEY CITY PLANNING COMMISSION MET IN REGULAR SESSION ON WEDNESDAY, APRIL 9, 2025 AT 4:02 PM IN WEST VALLEY CITY HALL, 3600 CONSTITUTION BLVD, WEST VALLEY CITY, UTAH. THE MEETING WAS CALLED TO ORDER AND CONDUCTED BY VICE CHAIR MARTELL WINTERS. THE FOLLOWING MEMBERS WERE PRESENT: Martell Winters, Vice Chair Nancy Drozdek, Commissioner Harold Woodruff, Commissioner Darrick Porter, Commissioner Rob Durfee, Commissioner Pauline Matagi, Commissioner Renee Layton, Commissioner (online) PLANNING DIVISION STAFF PRESENT: Steve Pastorik, CD 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, City Attorney PRESENTATIONS: ZT-1-2025 Petition by WEST VALLEY CITY requesting an amendment to Chapter 7-10 of the zoning ordinance which addresses standards for landscaping along high image arterial streets. This change would provide landscape alternatives in addition to lawn and artificial turf. Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov. City staff is proposing an ordinance text change to amend Chapter 7-10 of the zoning ordinance which addresses standards for landscaping along high image arterials. This change would clarify the existing standards but also provide an alternative to lawn or artificial turf. Section 7-10-103(2) currently requires the following: (2) Fifty percent of the area of the landscaped buffer shall be planted with grass. Artificial turf that meets the standards in Section 7-2-127 may be used in lieu of grass. The remaining 50 percent of the area shall include at least 50 percent live plant material and may include specialty paving, Street furniture, and outdoor seating areas. There shall be a minimum of one tree planted for each 600 square feet of the gross area of the landscaped buffer. Staff is proposing the following language: Minutes of Planning Commission Public Hearing April 9, 2025 Page 1 of 7 (2) There shall be a minimum of one tree planted for each 600 square feet of the gross area of the landscaped buffer as well as one of the following two options below: a. At least fifty percent of the area of the landscaped buffer shall be planted with grass. Any remaining area that is not grass shall include at least 50 percent live plant material coverage, not including tree canopies. Artificial turf that meets the standards in Section 7-2-127 may be used in lieu of grass and shall not exceed 50% of the area. b. Seventy-five percent live plant material coverage, not including tree canopies, with a combination of deciduous and evergreen plant material and at least two Mineral Ground Cover or Mulch varieties provided throughout the area. Twenty-five percent of the plants must be a minimum of 5 gallon. Staff Alternatives: 1. Approval. The ordinance should be approved as proposed by Staff. 2. Continuance. Discussion: Jody Knapp presented. There were no questions or concerns. Motion: Commissioner Porter motioned to approve ZT-1-2025. Commissioner Woodruff seconded. A voice vote was taken and all members voted in favor of the motion. UNANIMOUS—ZT-1-2025--APPROVED C-5-2025 Petition by CASTLEWOOD DEVELOPMENT requesting conditional use approval for a 330- unit apartment development. The property is located at 2940 West 3650 South on 3.02 acres and is zoned CC (City Center) and R-2-8 (Two Unit Dwelling Residential, minimum lot size 8,000 square feet). Staff – Brock Anderson at 801-963-3361 or brock.anderson@wvc-ut.gov. The Planning Commission last approved a conditional use permit for this project on April 24, 2024. Since conditional use permits automatically terminate within 12 months of Planning Commission approval when a building permit has not been obtained and construction of at least the foundation has not been completed, the applicant has reapplied for the conditional use permit. They are uncertain exactly when they will submit for permits and begin construction on the project, but would like to keep their approval current. Castlewood Development’s application is essentially identical to the project that was approved last year. They are requesting conditional use approval to redevelop 3.02 acres at 2940 West 3650 South into a 330-unit, 2 to 7 story, Class A apartment development. The proposed unit mix for the project is 42 studio units, 201 one-bedroom units, and 87 two-bedroom units. The majority of the property (2.94 acres) is zoned CC (City Center) and the balance (0.08 acres) is zoned R-2-8 (Two Unit Dwelling Residential, minimum lot size 8,000 square feet). The entire building is within the CC zone. The property is designated as very high density residential (over 20 units/acre) or office for most of the property and promenade/plaza for the remaining north portion in the Fairbourne Station Vision, which is part of the City’s General Plan. The property is currently vacant as the office development previously on the property was demolished in 2014. Minutes of Planning Commission Public Hearing April 9, 2025 Page 2 of 7 The Public Works Department started the 3650 South reconstruction project earlier this year. The street will be improved between 2700 West and 3200 West. Planned improvements include consistent curb, gutter, and sidewalk along both sides of the street as well as a left turn lane in the middle of the street. Once these improvements are made, no on-street parking will be allowed. Project Review The first section below outlines the purposes in the CC zone and how this development accomplishes these purposes. The second section addresses the main ordinance standards (it is not a comprehensive list) applicable to this development. City Center Zone Purposes The following is a list of purposes from the CC Zone (underlined) as well as a brief description of how the apartment development meets the stated purpose: • Create a recognizable center or downtown for West Valley City. At 7 stories, this apartment development will add to the unique, urban environment in Fairbourne Station. • Encourage and direct development that supports transit. High density residential development is one of the best land uses for supporting transit. • Encourage infill and redevelopment near the future transit station by City Hall. The apartment building replaces an office development demolished in 2014 and is approximately 650’ from the West Valley Central TRAX station and 400’ from the bus hub, which is serviced by 9 local bus routes. In addition, UTA is currently constructing a new bus rapid transit (BRT) line called the Midvalley Connector that will connect the West Valley Central Station to Salt Lake Community College and the Murray Central Station that is serviced by FrontRunner and the TRAX Red and Blue lines. • Reinforce the use of public transportation by locating higher-intensity development, including employment-oriented businesses and higher density residential uses, adjacent to transit stops. This project is creating higher intensity development by replacing a low intensity, 1 to 2 story office development with 330 residential units. • Encourage mixed-use development to reduce automobile dependency and roadway congestion by combining trips and locating destinations within walking and biking distances – all interconnected with transit. This is the third residential building in Fairbourne Station that will complement the hotel, medical office building, police headquarters, and professional office building. • Provide a mix of housing types, costs and densities. This project will provide a variety of studio, 1- bedroom, and 2-bedroom layouts with varying rents. At 109.3 units/acre, the proposed density of this project exceeds that of Phase 1 of the Residences at Fairbourne Station at 78.7 units/acre and of Phase 2 of the Residences at Fairbourne Station at 69.8 units/acre. • Promote architectural and site design treatments that enhance the visual appearance of development within the Zone. After a minor change, the proposed elevations meet or exceed the City’s architectural requirements. Minutes of Planning Commission Public Hearing April 9, 2025 Page 3 of 7 Parking The parking ordinance allows the Planning Commission to reduce the parking standard for multi- family residential from 2 spaces per unit to 1.3 spaces per unit for studio units, 1.5 spaces per unit for one-bedroom units, and 1.75 spaces per unit for two-bedroom units if the Commission finds that the reduction is not detrimental to the surrounding area and will enhance the proposed development. The CC Zone also allows a 10% reduction to parking requirements. The applicant has submitted the attached parking study in the form of a memo from Hales Engineering to support the proposed amount of parking. The table below summarizes the parking calculations for this development. Unit Type # of Units Parking Ratio # of Stalls Required Required Studio 42 1.3 55 1-Bedroom 201 1.5 301 2-Bedroom 87 1.75 152 Totals 330 508 Minus 10% City Center Zone reduction (51) Total parking required after allowed reductions 457 Total parking proposed within structure 457* Outdoor visitor stalls 3 *This number could be higher once construction drawings are finalized. Amenities For a project of this size, the ordinance requires a minimum of five amenities from the list in the ordinance with at least three of the five being major amenities. This project has six major amenities (outdoor swimming pool, courtyards, clubhouse/community room, rooftop patio, fitness room, and community game room/recreation room) and seven minor amenities (outdoor fire pit/fireplace, hot tub, building lobby, package locker system, indoor bicycle storage, electric vehicle charging stations, and outdoor covered pavilion with tables and a grill). Unit Sizes The ordinance requires a minimum of 400 square feet for studio units, 600 square feet for 1- bedroom units, and 850 square feet for 2-bedroom units. The proposed minimum unit sizes are 520 square feet for studio units, 604 square feet for 1-bedroom units, and 930 square feet for 2- bedroom units. Given the mix of unit layouts, many units will exceed these proposed minimums. Landscaping and Recreation Space The ordinance requires a minimum of 10% of the site area as landscaping and a minimum of 40% of the site area as landscaping and recreation space. The landscaping percentage for this project is 15.0% and the combined landscaping and recreation space percentage is 54.8%. Architecture After reviewing the elevations and renderings, staff noted to the applicant that the parapet along the south elevation needs more variation. The applicant has acknowledged this deficiency and Minutes of Planning Commission Public Hearing April 9, 2025 Page 4 of 7 will have the architect make the correction. Once this comment is addressed, the elevations and renderings will meet or exceed the City’s design standards. Other Commitments In addition to addressing the architectural comment mentioned above, the applicant has committed to the following improvements: • Fencing will be installed around all ground floor patios and will include a gate to provide residents with private outdoor space. The applicant is working to determine the fence material. • The existing chain link fence along the west side of the property shall be replaced with a 6’ vinyl fence. • The applicant will work with the City’s Parks Department to align the grade of the site with that of the adjoining park. This may require some regrading on the City’s park property, which the applicant has indicated she is willing to do along with any repair of landscaping disturbed because of the regrading. • A sidewalk connection will be provided on the east side of the property to the sidewalk running along the north side of the adjoining library property. • To avoid having pets relieve themselves on the City’s promenade park, the applicant has agreed, at the City’s Parks Department suggestion, to include a pet relief area with artificial turf, a garbage can and a plastic bag dispenser. This will hopefully help prevent damage to the sod in the park as well as constant waste pickup. The applicant also secured an easement from the adjoining condo association to the west to allow access to 3000 West. Staff Alternatives 1. Approval. This application should be approved subject to the following conditions: a. The applicant shall incorporate the items committed to which are outlined in this report. b. All requirements in the City’s Zoning Ordinance, including the Multi-Unit Residential Design Standards, shall be met. c. Air conditioning units shall not be located on patio or balcony spaces. d. Utility meters shall be placed either inside the building or on the east or west side of the building. e. As required in the City Center zone, all above ground utilities shall be relocated underground. f. The applicant shall obtain any and all necessary approvals from the City before performing any work on the City’s adjoining park. g. A vehicular connection shall be made between 3000 West and 3650 South. h. The transformers along the west side of the building shall each be screened in accordance with the landscape plan. 2. Continuance. This application should be continued for reasons determined during the public hearing. Minutes of Planning Commission Public Hearing April 9, 2025 Page 5 of 7 Discussion: Brock Anderson and the Planning Commission discussed concerns about the residents and visitors parking. The Planning Commission raised concerns about the adequacy of the proposed 3 visitor parking stalls for 330 apartments and the loss of street parking due to road widening. Brock clarified that the visitor parking is part of the overall parking style requirement per unit and that the number of visitor spaces is tied to the parking style. He also reminded the Commission that the parking numbers were approved by the Planning Commission in 2024, but could be adjusted if necessary The applicant, Hayley Pratt, was available for questions. She shared that her company, Castlewood Development, has been working on the project for years and are committed to starting construction once the economy improves. Ms. Pratt addressed concerns about parking, stating that Castlewood builds transit-oriented developments and encourages residents to use transit. She mentioned that they have a parking ratio of 1.4 stalls per unit, which has been deemed sufficient by a parking traffic engineer. Ms. Pratt also mentioned that their management company communicates clearly with potential residents about parking limitations, and signage would be posted to direct visitors to parking spots. There was a discussion about the need for additional visitor parking stalls, with Ms. Pratt agreeing to revisit the issue. She also clarified that they do not assign parking stalls to residents based on unit type but rather allocate them based on availability. Shannon Hartley and Rebecca Molina, residents of Edgewood Condominiums, expressed concerns about the project's impact on their neighborhood, including noise, blocking of sunlight, and parking issues. Sandra Pacifico also shared her concerns about the potential for the project to become a parking lot in front of her house. Brandon Hill recommended not creating a development agreement to address the potential parking issue. He reminded the Planning Commission that this project is a conditional use and is permitted in the City Center zone; and the parking does meet the Code with the standard reduction that's permitted. The Code requires City Center buildings to be a minimum height of 5 stories so it's difficult to complain about the parking for a building that the City requires to be a specific height. Motion: Commissioner Porter motioned to approve C-5-2025 subject to conditions (a) through (h). Commissioner Drozdek seconded. A roll call vote was taken and the motion passed by majority. Commissioner Layton No Commissioner Durfee No Commissioner Porter Yes Commissioner Drozdek Yes Commissioner Woodruff Yes Commissioner Matagi Yes Vice Chair Winters Yes Chair Lovato AB MAJORITY—C-5-2025--APPROVED Minutes of Planning Commission Public Hearing April 9, 2025 Page 6 of 7 PLANNING COMMISSION BUSINESS: The Commission considered the Minutes of the Study Meeting held March 19, 2025, and the Public Hearing held March 26, 2025. There were no changes. Commissioner Woodruff motioned to approve the Minutes. 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, Commissioner Woodruff moved to adjourn the meeting at 5:03 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, April 9, 2025. Respectfully submitted, Julie Davis Julie Davis, Admin Assistant Minutes of Planning Commission Public Hearing April 9, 2025 Page 7 of 7