Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session September 5, 2012 The meeting was called to order at 3:35 p.m. by Chairman Phil Conder 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, Barbara Thomas, and Imaan Bilic ABSENT: WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session September 5, 2012 Page 2 GENERAL PLAN CHANGE APPLICATION GP-3-2012 PETITION BY TIM SOFFE WITH ASWN + JSA ARCHITECTS REQUESTING A GENERAL PLAN CHANGE FROM MEDIUM DENSITY RESIDENTIAL (7 TO 12 UNITS/ACRE) TO HIGH DENSITY RESIDENTIAL (12 TO 20 UNITS/ACRE). THE PROPERTY IS LOCATED AT APPROXIMATELY 2600 S ANNA CAROLINE DRIVE ON 13.9 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that a Development Agreement was made for this subdivision that limited the development to townhomes. He indicated that townhomes have been constructed on the northeast side of the project but these were sold at a loss to the company. The applicant is now asking to modify the Development Agreement to allow for an apartment complex and also to modify the General Plan to allow for a higher density project. Steve displayed plans of what was previously approved by the Planning Commission and the City Council and also provided a new site plan with the proposed apartment complex. Steve explained that the entire community would be for rent and provided proposed elevations for the units. Steve stated that the applicant feels that an apartment complex will be more compatible with the area since there is retail on the east and the Mountain View Corridor eventually being constructed on the west. He stated that the applicant performed a market study that indicated there is a demand for a higher quality product like what would be proposed for the area. Steve stated that staff is concerned with the decrease in open space and the large increase in the amount of density. He added that while there is a demand for apartments that doesn’t necessarily indicate that there is not a demand for townhomes. Steve indicated that this proposal doesn’t have any type of specific commitment in terms of quality, amenities, interior finishes, etc. Staff feels that the townhome development is viable and could still be successfully built. Phil Conder asked if this is the property that has changed several times from single family residential to different variations of townhomes. Steve replied yes. Phil asked if the project would be developed by the same company that constructed the apartments near the Maverik Center. Steve replied yes. Harold Woodruff stated that some members of the Planning Commission had problems with the density of the townhome project. Barbara Thomas asked if there is a lack of apartment availability in the City. Steve replied that vacancy rates are low for apartments now and this would seem to indicate that there is a market for more apartments to be built. Brent Fuller stated that he has never supported higher density projects but indicated that townhomes next to a major freeway doesn’t make sense. Barbara Thomas asked if these units would be rented to low income. Steve replied no and indicated that they are currently proposed to be rented at market rate. Joe Garcia stated that there needs to be amenities that will entertain teenagers who may cause problems in large communities like this. Terri Mills agreed and added that density often increases the chances of graffiti and kids on the street. She stated that she can’t see real justification in increasing the density so much in this area. Joe indicated that townhomes often mean an HOA which can mean a better cared for neighborhood but not many people would want to own property directly next to a freeway. Phil stated that the density in this area continually increases. Harold asked what the density of Planning Commission Study Session September 5, 2012 Page 3 the Cowboy Partners project near here is. Steve replied that it is roughly 18 units to the acre and stated that these are two story units. SUBDIVISION APPLICATIONS SNC-1-2012 PETITION BY WILLIAM KENDRICK REQUESTING CONSIDERATION TO ADD A STREET NAME IN THE LAKESIDE SUBDIVISION. THE REQUEST IS TO ADD THE NAME KENDRICK DRIVE TO THE STREET COORDINATES OF 2515 WEST AND 2975 SOUTH. (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman stated that the applicant, William Kendrick, had a health issue several years ago and the Fire Department had difficulty finding his address. He would now like to name the street for safety reasons and to make it easier for emergency vehicles to locate. Steve stated that there are 16 homes that have access on this road. Of these 16 people, 15 are okay with the name change but one neighbor doesn’t want the street name to be changed and has mailed in a letter expressing concern regarding this application. Steve stated that it seems like this person is uncomfortable with changing the name due to having a new address for bills, etc. He indicated that the mailman would still deliver to coordinates if this was a major concern for any of the residents. Steve replied that if the neighbor doesn’t want to make the change the City can keep the east/west road on the north side of the street the same and simply change the east/west road on the south of the street to Kendrick Drive. He stated both streets cannot be changed because it would cause an overlap in coordinates. Jack Matheson asked if the County has approved the name. Steve replied yes. Phil asked how long ago the medical incident happened since most emergency vehicles use navigation now. Steve replied that he isn’t sure but it has likely been awhile. He added that residents have complained that Google has difficulty with this street as well. Phil stated that it would probably be easier to find a coordinate than a street name. Steve stated that he isn’t sure what all the issues are for the residents but part of it is likely that the family has lived here a long time and simply wants to rename the street. PUD-1-2012 PETITION BY PHIL HOLLAND REQUESTING FINAL PLAT APPROVAL FOR THE FIRST PHASE OF THE VILLAGES AT WESTRIDGE PUD. THIS PHASE CONSISTS OF 36 LOTS AND 5 PARCELS ON 4.2 ACRES. THE SUBDIVISION IS LOCATED AT APPROXIMATELY 5315 SOUTH 5700 WEST AND IS ZONED R-1-4 (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 4,000 SQUARE FEET) AND C-2 (GENERAL COMMERCIAL). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman displayed a site plan and indicated that the developer will dedicate 1.4 acres to the City as a park. He added that residents to the west will also be able to connect to this subdivision and walk to the park. Steve indicated that the development is a combination of courtyard homes, townhomes, and mansion homes. He explained that UDOT had a problem with the access onto 5400 west because they felt it was too close to the access that Maverik has. Staff and the developer debated with UDOT for quite a while trying to get this access but UDOT will not grant it but Planning Commission Study Session September 5, 2012 Page 4 agreed to pay for improvements along 5400 West. Steve stated that staff will not allow any more units or density since traffic flow will now be more of a concern for the neighborhood. He indicated that there is still a lot of open space and this is a nice development. Barbara Thomas asked if left hand turns will be possible on 5600 West into this subdivision. Steve replied that when BRT is introduced this will not be an option. He added that there will be a light on 5600 West and Westridge Blvd. Phil Conder asked if u- turn’s will be an option. Steve replied possibly. The Planning Commisison expressed concern regarding traffic for people in the existing neighborhood to the north. Barbara Thomas asked if there is a possibility for a street to connect to the neighborhood to the west. Steve replied that staff looked into this but it would be difficult with the slope, etc. Brent Fuller suggested creating a roadway through the park to the neighborhood to the west even though it cuts out some of the park space. Steve replied that he will discuss this option with City Administration. Steve stated that all streets will be maintained by an HOA and provided elevations for this phase of the project. Steve Pastorik stated that the access proposed by Brent, through the park, is not part of this phase so it may be difficult to address at this stage. There being no further business, the meeting was adjourned at 4:39 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant