Planning Commission Regular Meeting

WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING MINUTES NOVEMBER 8, 2023 The meeting was called to order at 4:00 p.m. by Chair Fuller 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/88955119737. WEST VALLEY CITY PLANNING COMMISSION MEMBERS David McEwen, Brent Fuller, Mathew Lovato, Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff ABSENT Darrick Porter and Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Jody Knapp, Brock Anderson, Steve Lehman, and Kirsten Hunt WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill, Deputy City Attorney AUDIENCE There were 2 people in the audience ZT-5-2023 West Valley City A zone text change to the Zoning (Title 7) and Condominium (Title 9) Ordinances to comply with State code changes from HB 406 and SB 174. City staff is proposing an ordinance change to amend the Zoning (Title 7) and Condominium (Title 9) Ordinances to comply with State code changes from HB 406 and SB 174. Both HB 406 and SB 174 were passed by the Utah Legislature in the 2023 General Session of the Utah Legislature and later signed by the governor. Copies of these bills are included with this report. Among other changes, the bills prohibit cities from requiring an applicant to post an improvement completion bond for landscaping on private property (HB 406) and prohibit the legislative body of a municipality from reviewing subdivision applications for single-family dwellings, two-family dwellings, or townhomes (SB 174). Instead of having a separate subdivision process for subdivision applications for single- family dwellings, two-family dwellings, or townhomes, staff is proposing that the subdivision review process be amended to not require the approval of the City Council for any subdivision, especially since these decisions are administrative. Staff Alternatives: 1. Approval. The ordinance should be approved as proposed by staff to comply with State law. 2. Continuance. Discussion: Steve Pastorik presented the application. There was no further discussion. Motion: Commissioner McEwen motioned to approve ZT-5-2023. The ordinance should be approved as proposed by staff to comply with State law. Commissioner Woodruff seconded the motion. Vote: Commissioner Lovato Yes Commissioner Woodruff Yes Commissioner Wood Yes Commissioner McEwen Yes Chair Fuller Yes Unanimously – ZT-5-2023 – Approved C-25-2023 Sage Valley Townhomes 1854 W 4100 S RM Zone (1.54 acres) Grey Garza is requesting conditional use approval to construct townhomes at 1854 W 4100 S. The property is zoned RM (Multiple Unit Dwelling Residential) and is designated as very high density residential in the City’s General Plan. The project will include 18 units. Background The Planning Commission reviewed and approved this request in September of last year (C-20-2022). The approval has lapsed, so the applicant is looking to renew the approval. In April of 2018 the site was rezoned to RM, which included a development agreement for the overall project. The townhomes will be located on the west side of the Sage Valley Apartments. The apartment project received conditional use approval in November of 2019 and is mostly complete. Some existing buildings were demolished on the south end of the subject project area, but a majority of the site has remained undeveloped since K- Mart originally developed the property. Project Review The proposal includes 18, 3-story townhome units, divided between four buildings. There will be two 5-unit buildings and two four-unit buildings. Access to the property will be from the apartment project parking lot on the north and south ends of the parcel. On the west side of the property is a commercial property as well as single unit dwellings. Existing multi-unit dwelling residential borders the north edge. Buildings The units are required to be at least 2,400 sq. ft. of finished floor area per the Development Agreement. The building’s exterior includes brick, stucco and metal siding. The building elevations need to comply with all materials, building relief, building design, window treatments, and roof treatments outlined in 7-11-400 of the City Code. The building currently lacks one window treatment on the Primary Façade. The Planning Commission in the previous approval allowed the windows to remain as proposed. All units will include individual patio and balcony spaces on all three floors. The applicant is proposing to include roof-top decks on the end units of each building. Due to concerns for privacy from residential property, staff recommends that the building in the north-west corner not have roof-top patios. Landscaping There will be 5’ of landscaping along the west and north edge of the property. A 6’ masonry wall is also required along the north and west property lines, per the development agreement, and has mostly been installed. All other areas of the site around the buildings will be landscaped. Landscaped areas need to include at least 50% live plant material. Amenities The townhomes will share amenities with the apartment project and be part of the HOA for the community. The amenity area is located adjacent to the townhomes on the east edge of the parcel. Amenities will include a swimming pool, hot tub, basketball court, and a tot lot. Parking Each unit will have a 20’x20’ garage. At the time the property was rezoned, townhomes only required two parking spaces per unit. The apartment project provided 8 more parking stalls than were required in their conditional use proposal, so some of those stalls could be shared with the townhomes. The applicant has also added 10 additional parking stalls on the townhome parcel. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. The applicant shall meet all provisions in the development agreement. 2. Roof-top decks shall not be allowed on the building in the north-west corner of the site. 3. The building elevations shall comply with the following requirements: a. All materials, building relief, building design, and roof treatments outlined in 7-11-400 of the City Code shall be met. b. The window treatments as proposed on the primary façade are sufficient. 4. All landscaping shall include at least 50% live plant material. 5. All requirements of any affected department or agency must be met, including but not limited to Granger Hunter Improvement District, WVC Public Works, WVC Building Inspections and WVC Fire Department. Continuance, for reasons determined during the public hearing. Discussion: Brock Anderson presented the application. He reviewed the conditions outlined in the staff report. Grey Garza, the applicant, said Brock did a great job with his presentation, so he has nothing else to add. He thanked Brock for helping him with this application and the Planning Commissioners for hearing his proposal. Mr. Garza said that he is excited to wrap up this part of the process. Commissioner McEwen asked Mr. Garza if they would build the townhome units. Mr. Garza said they are not; they will be selling them. He stated that there are contractors who can construct these units, giving them the justice they deserve. Mr. Garza said that developing the townhomes is outside their long-term plans and portfolio. Commissioner McEwen asked if Mr. Garza had worked with other developments where they needed to share the HOA with another company. Mr. Garza said they have, and he explained that this project includes the Sage Valley apartments, townhomes, and commercial properties under the same HOA. Commissioner McEwen asked Mr. Garza if he was part of the same group who originally submitted this application. Mr. Garza, yes, he works with Rich Day. Commissioner McEwen asked if he could speak with him after this meeting. Mr. Garza said of course.  Motion: Commissioner Woodruff motioned to approve C-25-2023 subject to the five staff alternatives outlined in the staff report. Commissioner McEwen seconded the motion. Vote: Commissioner Lovato Yes Commissioner Woodruff Yes Commissioner Wood Yes Commissioner McEwen Yes Chair Fuller Yes Unanimously – C-25-2023 – Approved PLANNING COMMISSION BUSINESS Approval of Minutes from September 20, 2023 Study Meeting Approval of Minutes from September 27, 2023 Regular Meeting Motion: Commissioner Wood motioned to approve the two sets of minutes. Commissioner McEwen seconded the motion. Vote: Commissioner Lovato Yes Commissioner Woodruff Yes Commissioner Wood Yes Commissioner McEwen Yes Chair Fuller Yes Unanimously – Meeting Minutes – Approved There being no further business, the meeting adjourned at 4:14 pm. Respectfully submitted, Kirsten Hunt, Administrative Assistant