Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session September 19, 2012 The meeting was called to order at 3:34 p.m. by Chairman Phil Conder at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Harold Woodruff, Brent Fuller, Terri Mills, Phil Conder, Joe Garcia, and Imaan Bilic ABSENT: Jack Matheson and Barbara Thomas 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 19, 2012 Page 2 SUBDIVISION APPLICATIONS PUD-2-2012 PETITION BY RUSSELL PLATT REQUESTING PRELIMINARY PLAT APPROVAL FOR THE TRUONG SUBDIVISION. THIS WILL BE A PLANNED COMMUNITY CONSISTING OF 58 LOTS AND 3 PARCELS ON 3.54 ACRES. THE PROPOSED DEVELOPMENT IS LOCATED AT 1600 WEST 3860 SOUTH AND IS ZONED 'RM' (RESIDENTIAL MULTI- FAMILY). (STAFF- STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman displayed the proposed plat and explained that this property has been vacant for a long time which may be due to the long single access from Redwood Road into this neighborhood. He stated that there will be a park on the east end of the subdivision that will be dedicated to the City. Steve added that the street in the existing neighborhood to the east will also be continued and completed and indicated that there will be a secondary gated access that will run east and west for the Fire Department to utilize. Steve stated that units will front onto open space and driveways and garages will be accessed from the rear. He stated that the street system running east and west in the north east section of the proposed subdivision being adjacent to the cul-de-sac, will likely be moved further south to allow a safer point of access for residents entering and exiting the neighborhood. Steve stated that there will be various detention basins within the open space and that staff is concerned with having an open space area that is too deep for residents to use for recreational purposes. He explained that staff suggested spreading the detention throughout the subdivision so that there will be several areas of usable space. Steve stated that the current location of the proposed park is depressed about 4 feet but the applicant will be bringing this area up to grade. Steve indicated that Engineering is reviewing detention concerns and will work problems out before the final plat is completed. Brent Fuller asked if the private roads will be a standard width. Steve replied yes and indicated that they will be about 26 feet and added that there will be adequate access for the Fire Department and garbage collection services Steve displayed the preliminary elevations for the units and explained that some units are too close to 3860 S. The applicant will likely remove a couple of units to allow for more green space and a greater buffer from the street. Steve indicated that these units can be replaced elsewhere in the project which will help create a better development. He explained that the first phase will be developed on the western side of the project. Steve indicated that the developer has agreed to submit different color schemes for the units. He stated that there is enough movement and variation to meet the architectural standards of the City but added that other things, such as colored garages, may be added to create additional appeal for people driving down 3860 S. Steve explained that there will be a 3 rail fence with a significant amount of landscaping along 3860 S. He indicated that the balconies will be a metal or vinyl product and indicated that stained wood may Planning Commission Study Session September 19, 2012 Page 3 be included on some aspects of the homes but not on the balcony. Phil asked if the knuckle on the proposed road to the east will be straightened out. Steve replied no and explained that this slows traffic down as it moves around the corner and is done for safety purposes. Brent asked if parking will be provided at the park. Steve replied no and stated that this park is intended for residents in the neighborhood to walk to. Joe Garcia asked how far the units are from each other and stated that he feels they are too compact and crowded. Steve replied that there will be about a 40 foot separation between buildings. He added that the open spaces in front of the units are not meant to be used recreationally but there will be other open spaces throughout the development for that type of use. Steve Pastorik stated that the units to the east will face inward and not toward the commercial property because of this particular layout. Harold Woodruff asked if the units will be rentals. Steve replied no and indicated that they will be owner occupied townhomes. Steve displayed where guest parking will be located. Harold asked what the density is for this development. Steve replied that it is 12 units to the acre. Imaan Bilic asked if the warehouse unit is completely fenced off. Steve replied yes and indicated that improvements will be done to the building to make it more appealing. Steve Pastorik stated that there is currently chain-link fencing but a masonry wall will be constructed on each side of the property that is adjacent to residential. He added that additional landscaping will also be incorporated to buffer the use. Brent asked about walkability of the development. Steve explained that there will be a sidewalk throughout the neighborhood that will allow access to the park. There being no further business, the meeting was adjourned at 4:00 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant