Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session September 21, 2011 The meeting was called to order at 4:05 p.m. by Chairman Brent Fuller at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Brent Fuller, Jack Matheson, Terri Mills, Phil Conder, Joe Garcia, and Barbara Thomas ABSENT: Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Jody Knapp, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Nicole Cottle, CED Director Planning Commission Study Session September 21, 2011 Page 2 CONDITIONAL USE APPLICATIONS C-20-2010 PETITION BY GARBETT HOMES REQUESTING AN EXTENSION ON A CONDITIONAL USE APPROVAL FOR A DUPLEX IN A R-2-8 ZONE. THE PROPERTY IS LOCATED AT 1347 W 2320 S ON 8075 SQUARE FEET. (STAFF- JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp explained that this item was approved by the Planning Commission on September 8, 2010. She indicated that the applicant has had difficulty getting financed but believes that everything should be worked out soon. Jody briefly explained that this is for a duplex and added that all requirements and ordinances are being met. Terri Mills asked if the neighboring homes are duplexes. Jody replied yes. C-17-2011 PETITION BY UT NGUYEN REQUESTING CONDITIONAL USE APPROVAL FOR A SHOPPING CENTER. THE PROPERTY IS LOCATED AT 1920 W 3500 S ON 1.19 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801-963-3497) (CONTINUED FROM THE AUGUST 24, 2011 PLANNING COMMISSION PUBLIC HEARING). Discussion: Jody Knapp stated that she has tried to contact UDOT to discuss the access point but has been unable to get a response. She stated that the Fire Department is okay with the access that the applicant has indicated on the plans though it will ultimately need to be approved by UDOT. Jody explained that the building size has been reduced so there is now enough parking being provided for the proposed uses. She explained that there is residential adjacent to this development and the applicant will provide a wall to separate the properties. Jody indicted that landscaping will need to be slightly reworked to meet the 3500 South landscape ordinance. She explained the applicant is proposing sod in the landscape plans but stated that she isn’t sure if this is what will actually be done. She indicated that a condition in the staff analysis will be that the sod must be maintained and kept alive. Terri Mills stated that large decorative rocks are better than sod or unmaintained live landscaping. Jody explained that there will need to be a pedestrian connection between the two buildings. Jody displayed the elevations for the buildings and indicated that they meet the commercial design standards. She added that the side of the building facing 3500 South has been enhanced with vertical elements. She stated that the ordinance requires the vertical elements to be spaced 30 feet apart and these are 40 feet but she indicated it probably wouldn’t look good to have another vertical column thrown onto it. Jody added that another window could be added with an awning if the Planning Commission wishes. Terri stated that she doesn’t think there should be another window because that would allow more room for window signage. Barbara Thomas asked if the Planning Commission has to accept the access indicated on the plans. Jody replied that the City has to accept whatever UDOT will allow. Staff and the Planning Commission discussed the access further as well as parking on the property. DISCUSSION DISCUSSION REGARDING RESIDENTIAL DEVELOPMENT AT FAIRBOURNE STATION. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Nicole Cottle explained that the residential portion of Fairbourne Station can now be publicly discussed. Nicole stated that details are still being worked out but the Planning Commission Study Session September 21, 2011 Page 3 proposal so far meets or exceeds expectations. She explained that for a TOD to work, there must be more than 25 units per acre and the first proposed phase of apartments will be 78 units to the acre. She indicated that these will be high quality, “class A” apartment units. Nicole stated that ICO, a branch of Ivory Homes, will be developing this project. She stated that staff is not impressed with early elevations but the City will get to control what these units look like and ICO will redesign until everything is exactly how the City wants it. Nicole explained that there will be a development agreement attached to the development to ensure that everything that is chosen will be exactly what is constructed. She stated that the building will be very large and will make the area feel like a downtown. Nicole briefly discussed the financial aspect of the residential development. She explained that timing is also very important because there is a lag in apartment units for Salt Lake County and the City wants to beat this to ensure that the apartments will lease well. Steve Pastorik explained that this project can be more specifically designed than many others because the City actually owns the property. Steve briefly discussed transit in the area. Phil Conder asked if the UTA park and ride lot will charge people for parking. Steve replied no. Steve indicated that most of the ground has now been acquired for the promenade and briefly reviewed the concept plan. Jack Matheson asked if storm water will be used in the interactive water feature. Steve replied no and indicated that underground detention or a larger storm drain will be utilized. Nicole added that there isn’t enough of a grade change to have naturally flowing water in this area. Phil Conder asked if a war memorial could be incorporated into the promenade designs. Nicole replied that the promenade has a very specific design and theme but added that the Cultural Center does have something set aside for that. Steve briefly reviewed the concept plan for the hotel and Nicole indicated that construction will begin soon. Staff and the Planning Commission discussed the plaza and the addition of a canopy that will light up at night as well as a raised platform that can be used for small concerts, etc. Steve explained that the apartment project with ICO is phase one of the residential development in the area. He discussed conceptual renderings and sizes, landscaping, and amenities which include a social room, fitness room, pool, elevators, storage, etc. Steve indicated that parking will be inside on the ground floor behind the leasing office. He added that there will also be open area parking inside. Nicole stated that there are 1.7 parking spaces per unit. Steve added that visitor parking will be provided on the street. Steve indicated that a large area of open green space will be provided in the center of the large apartment building. Joe Garcia suggested incorporating more green by adding plants into the building itself. Staff and the Planning Commission discussed interior finishes and designs. Jack Matheson suggested hardwood flooring. Staff further discussed landscaping, parking, and street systems in the area as well as mixed use development. There being no further business, the meeting was adjourned at 5:21 p.m. Respectfully submitted ________________________ Nichole Camac, Administrative Assistant