Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session July 3, 2012 The meeting was called to order at 3:34 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, and Barbara Thomas ABSENT: Terri Mills, Joe Garcia, and Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Lee Logston, Steve Lehman, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session July 3, 2012 Page 2 GENERAL PLAN CHANGE APPLICATIONS GP-2-2012 PETITION BY WEST VALLEY CITY REQUESTING A GENERAL PLAN CHANGE TO ADOPT THE FAIRBOURNE STATION VISION, SMALL AREA PLAN, AND SUPPORTING CHANGES TO THE GENERAL PLAN AND GENERAL PLAN MAP. (STAFF- LEE LOGSTON AT 801-963-3531) Discussion: Steve Pastorik explained the various changes that have occurred throughout the City Center zone since its implementation in 2004. All of the changes that have taken place were identified in the plan so now improvements must to be made to the original document. Lee Logston explained that there are three parts to this update: adopt the Fairbourne Station vision, adopt text amendments that help fold this plan into the General Plan, and amend the General Plan map. Lee briefly discussed various parts of the plan including street by street vision goals and the new reduced size plan for the area. Barbara Thomas asked why the plan is being changed from City Center to Fairbourne Station since creating an actual City center is the goal. She stated that she doesn’t like naming specific parts of the City. Steve replied that Fairbourne Station reflects the heart of the city such as what City Creek or Jordan Landing would for Salt Lake City and West Jordan. Phil Conder stated that he likes having a distinguishing area in the City and feels that name recognition will grow. He stated that West Valley is large and if anything negative happens it reflects on the entire City. He indicated that he feels renaming to Fairbourne Station is a good idea for the image of the City as well. Harold Woodruff asked if there is any activity happening on the north side of 3500 South. Steve replied that there is nothing happening there yet since the focus is entirely on the Fairbourne Station. He indicated that something does need to happen though. Lee displayed the changes to the map and discussed existing RDA’s. ZONE CHANGE APPLICATIONS Z-5-2012 PETITION BY CORY ANGELL REQUESTING A ZONE CHANGE FROM 'A' (AGRICULTURE) TO 'R-1-8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET). THE PROPERTY IS LOCATED AT 4450 SOUTH 3600 WEST AND IS APPROXIMATELY .60 ACRES IN SIZE. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik explained that there are currently two duplexes and one single family home on two neighboring properties. He stated that the intent for this rezone is to allow for separate parcels to be sold. Steve indicated that the duplexes are older structures that are currently nonconforming. The applicant would like to make improvements to all three buildings including adding 2 car garages, windows, stucco and stone materials, landscaping, etc. Barbara Thomas asked what the square footage of the duplexes is. Cory Angell, the applicant, replied that each side has 1900 square feet. Barbara Thomas asked if the General Plan states that this area should be ‘R-1-8’. Steve replied yes. The Planning Commission and staff briefly discussed possible plans for this area in the future. Jack Matheson asked if there are any animals on the land and if it is being farmed. Mr. Angell replied no. Planning Commission Study Session July 3, 2012 Page 3 ZONE TEXT CHANGE APPLICATIONS ZT-1-2012 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT CHANGE TO REPEAL CHAPTER 7-26 TRANSFER OF DEVELOPMENT RIGHTS OVERLAY ZONE. (STAFF- STEVE PASTORIK AT 801-963-3545) GPZ-1-2012 PETITION BY WEST VALLEY CITY REQUESTING A GENERAL PLAN CHANGE TO REDUCE THE OPEN SPACE PRESERVATION AREA ALONG THE RITER CANAL BETWEEN 6800 W AND 6000 W AND BETWEEN 2400 S AND PARKWAY BLVD. FROM APPROXIMATELY 160 ACRES TO APPROXIMATELY 48 ACRES AND TO REMOVE THE TDR-S OVERLAY ZONE FROM THE ZONING MAP. (STAFF- STEVE PASTORIK AT 801-963- 3545) Discussion: Nicole Cottle explained that staff has looked at TDR in more depth in an attempt to see if there is any way to make the ordinance continue to be successful. She stated that that the TDR program was very successful but has served its purpose and isn’t effective in preserving open space anymore. Nicole explained that there are other ways to preserve open space but if the Planning Commission feels TDR is necessary it needs to be looked at to fit in with market realities. Steve explained where the TDR area is located and discussed the various purposes of the ordinance. He explained the accomplishments of the TDR ordinance. Steve discussed the economics of the system and displayed a map of current and past projects that are using the TDR ordinance. Jack Matheson asked what will happen to developments that are making payments on an existing TDR. Steve replied that there were development agreements on those that would keep current requirements in place. This ordinance change would only apply to new developments. Barbara Thomas asked how the TDR will impact the City if it remains and isn’t used. Steve replied that TDR can be difficult for developer’s to go through because of the financial impact. Steve added that developers are currently required to participate in the program. Harold Woodruff expressed concern that there isn’t any other program to achieve the preservation of open space. Steve replied there are possibilities that include grants, storm water utility funds, etc. Steve explained that the only property that could currently be used with the TDR program today are owned by two separate owners who have expressed multiple times that they have no interest in selling their property for open space. Nicole Cottle stated that this area is likely no longer jurisdictional wetlands. She discussed various laws and requirements that define a wetland. Steve discussed the northwest EDA plan. Steve discussed balancing development requirements including design standards, open space requirements, impact and development fees, road improvements, development agreements, and TDR. Harold stated that he liked the TDR ordinance because he likes the method of preserving open space. Barbara added that new transportation infrastructure and other changes in the area make the land more accessible and valuable. Brent Fuller stated that he feels it’s important for open space to be sustained and equally spaced throughout the entire City. Staff and the Planning Commission discussed different “sending areas” and different possible methods to create usable open space including possibly making TDR voluntary Planning Commission Study Session July 3, 2012 Page 4 within the boundaries of the law. SUBDIVISION APPLICATIONS S-12-2012 PETITION BY NICK MINGO, REPRESENTING IVORY HOMES, REQUESTING PRELIMINARY APPROVAL FOR THE HIGHBURY PLACE NORTH SUBDIVISION. THE SUBDIVISION WILL CONSIST OF 73 LOTS ON 27 ACRES. THE SUBDIVISION IS LOCATED AT APPROXIMATELY 5100 WEST 2850 SOUTH AND IS ZONED 'R-1-8'. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman discussed the surrounding area and displayed where access roads into the proposed subdivision will be. Steve indicated that there is a waterway and walkway currently existing. Brent Fuller stated that he is disappointed that the areas outside of the waterways are not public. Steve replied that they can be used by the public, but that they are not to be a regional draw. Barbara Thomas expressed concern regarding lack of pedestrian access. She stated that this neighborhood feels blocked off from the existing neighborhood to the south and this doesn’t provide a good sense of community. Barbara asked if the lots facing the waterway are too small. Steve replied that this is part of a PUD so it is allowed. Fencing for homes along the waterway will be similar to that of previous phases. S-11-2012 PETITION BY NICK MINGO, REPRESENTING IVORY HOMES, REQUESTING FINAL PLAT APPROVAL FOR THE 6TH PHASE OF THE HIGHBURY PLACE SUBDIVISION. THIS PHASE CONSISTS OF 9 LOTS ON 2.73 ACRES. THE SUBDIVISION IS LOCATED AT APPROXIMATELY 5150 WEST 2850 SOUTH AND IS ZONED 'R-1-8'. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman indicated where phase 6 is located. Staff and the Planning Commission discussed pedestrian and vehicle access for the neighborhood. There being no further business, the meeting was adjourned at 5:25 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant