Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session October 19, 2011 The meeting was called to order at 3:35 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, Phil Conder, Joe Garcia, and Barbara Thomas ABSENT: Terri Mills and Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Jody Knapp, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Claire Gillmor, Assistant City Attorney OTHER Jim Seaburg, C-36-2011 John Shirley, C-36-2011 Ernie Willmore, C-36-2011 Planning Commission Study Session October 19, 2011 Page 2 SUBDIVISION APPLICATION S-8-2011 PETITION BY JOHN PEOPLES IS REQUESTING CONSIDERATION TO VACATE THE PEOPLES SUBDIVISION PLAT. THE SUBDIVISION CONSISTS OF 6 LOTS AND IS LOCATED AT APPROXIMATELY 3341 WEST 4100 SOUTH. THE PROPERTY IS ZONED R-2-6.5 (DUPLEX, MINIMUM LOT SIZE 6,500 SQUARE FEET). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that the property line runs down the middle of each of the homes. He stated that the original idea for the applicant was to upgrade the properties and sell each of them as a separate townhome. Steve indicated that the cost to remodel these homes became very expensive and the applicant was unable to do this. The applicant now has individuals interested in purchasing the homes as a duplex but not as a twin home so the applicant is requesting that the lines down the middle be eliminated and everything return to the original plat. Phil Conder asked what differences there are between a duplex and a twin home. Steve replied that fire rating on the walls, ownership, and water/sewer connections. Harold Woodruff asked if each duplex will be on its own individual lot. Steve replied yes. Barbara asked if there are three separate water/sewer lines. Steve replied yes. CONDITIONAL USE APPLICATIONS C-36-2011 PETITION BY ICO DEVELOPMENT REQUESTING CONDITIONAL USE APPROVAL FOR A 225 UNIT APARTMENT DEVELOPMENT. THE PROPERTY IS LOCATED AT 2900 W LEHMAN AVE ON 2.86 ACRES AND IS ZONED 'CC' (CITY CENTER). (STAFF- STEVE PASTORIK AT 801-963- 3545) Discussion: Steve Pastorik displayed the overall concept plan for Fairbourne Station. He provided a brief overview for the density, various features, basic design and parking and indicated the proximity to transit, the promenade, and the mall for the new proposed “class A” residential apartments. Steve stated that the density for these apartments is higher than anything else in the City which will help provide a downtown feel for West Valley. He provided a list of amenities which include elevators, a pool, hot tub, social room, fitness center, business center, garage parking, recreational facilities, balconies on all units, washer and dryer, dishwasher, microwave, walk-in closets, granite tops, soaking tubs, storage closets, 9 foot ceilings, and vaulted ceilings on the penthouse units. Barbara Thomas stated that TOD’s generally include mixed use. Steve agreed and stated that vertical mixed use likely wouldn’t work at this location but there is a horizontal mixed use in the area that will make the TOD effective. Steve explained that the building is essentially square with podium parking on the ground floor except in the front of the building where the main office and various amenities will be located. He added that there is an interior courtyard where there is open space, a fire pit, a swimming pool, and a hot tub. Steve explained that all sides of the building are equally attractive and provide significant relief to the building. He explained the materials used and discussed landscaping that includes planter boxes, vines, shrubs, trees, lawn, etc. He added that Planning Commission Study Session October 19, 2011 Page 3 the interior courtyard is around a half acre in size and the promenade is right across the street. Barbara Thomas asked who will maintain the green space. Steve replied that there is an agreement (ADL) that will be reviewed by the City Council that states the City will maintain the sidewalk and park strip along Lehman Ave and everything else will be maintained by ICO. Steve explained where this new building will be constructed and indicated what will be demolished on the aerial map. Jim Seaburg explained HUD financing and stated that the timeframe for construction to begin is about a year. Barbara asked if there will need to be low income leasing since these apartments will be going through HUD. Jim replied no and added that all units will be sold at market rates. Steve indicated that the majority of parking will be handled in the garage where there will be 201 stalls. He explained that there will also be 56 stalls in the courtyard area and 89 spaces on the street. Steve stated that parking should be sufficient for the site but if for some reason it’s not, there is a provision in the ADL that allows the problem to be corrected. Jack Matheson asked if parking will be gated. Steve replied yes and stated that there will be garage doors. Barbara asked if pets will be allowed. Jim replied yes. Joe Garcia asked if the building will be constructed to withhold earthquakes and if it will work in this area since the ground is so flat. Steve replied that all of this will be worked out at the building inspection level and stated that it will need to meet all requirements. Steve stated that City Council originally hoped for a building at 5 stories but staff felt 4 stories would be appropriate and the anticipated density is being achieved. Jack Matheson asked if there will be hardwood floors. Ernie Willmore stated that there are wood floors in the dining, kitchen, and living room areas where there is higher traffic. Barbara asked how long people will rent the apartments for. Ernie replied that this type of apartment complex appeals to a lifestyle renter. This means that certain people with a certain lifestyle will likely be the most common type of renter. This includes people that may be physically active, younger or older, someone that doesn’t want any maintenance, and likely someone who has no kids or divorced with limited kids. He indicated that the typical lifestyle renter lives in this type of apartment for 3 to 5 years. Jim replied that the typical renter will likely rent these units anywhere from 18 months to three years. Barbara Thomas asked if there are units that are ADA accessible. Jim replied that HUD has a high standard and this apartment complex will meet their requirements for ADA accessible units. Harold Woodruff stated that he feels this will be a very nice development. C-37-2011 PETITION BY CHAD SMITH REQUESTING A CONDITIONAL USE AMENDMENT FOR A RESIDENTIAL BUILDING. THE PROPERTY IS LOCATED AT 2515 PARKCREST DR. ON .19 ACRES AND IS ZONED 'RM' (RESIDENTIAL MULTI-FAMILY). (STAFF- JODY KNAPP AT 801-963- 3497) Discussion: Jody Knapp stated that this property was originally meant to be an outdoor recreation area for the neighborhood in 1972. She explained that in February of 2002 a manager’s office and laundry facility was constructed with a building permit but was approved under the idea that it would not be any type of residential Planning Commission Study Session October 19, 2011 Page 4 facility. Sometime between 2005 and 2007 an apartment was constructed in the facility and someone is currently living at this location. The Police Station has also been involved because there is an auto repair facility also being run without a business license. Jody explained that automotive uses are not allowed on this property although it appears the business was still operating even after staff told the applicant that it was not allowed. Jody stated that the laundry facility is fine but the residential apartment will need to be approved by the Planning Commission and Building Inspections. Jody stated that the applicant does meet density requirements for this additional unit if the Planning Commission feels it is appropriate. She explained that the people who perform maintenance on the properties live here rent free. Steve Pastorik stated that since this is a conditional use amendment, the Planning Commission is able to deny it if they feel it is inappropriate. There being no further business, the meeting was adjourned at 5:07 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant