Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session September 18, 2013 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, and Barbara Thomas ABSENT: Joe Garcia and Imaan Bilic WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session September 18, 2013 Page 2 ZONE TEXT CHANGE APPLICATION ZT-5-2013 PETITION BY WEST VALLEY CITY REQUESTING AN ORDINANCE TEXT AMENDMENT TO ADD PART 6- HIGHBURY RESIDENTIAL OVERLAY ZONE TO CHAPTER 7-22 OF THE WEST VALLEY CITY MUNICIPAL CODE. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that this proposed overlay zone is related to a specific area in Highbury located at approximately 4930 W Lake Park Blvd. He displayed a map that depicted developments and other activity in the area. Steve stated that some of the changes that have occurred over recent years include new phases in Highbury Place, sale of property for a new Junior High, construction of a new elementary school, development of Target and other retail projects, and the Pinnacle apartment homes that will be under construction soon. He stated that Highbury already has a mixture of apartments, townhomes, and single family homes and the City has had discussions with SLR (the property owners) about including large estate type homes. Steve indicated that since the amount of land is decreasing in the area staff has proposed this overlay zone as well as a General Plan zone change to set aside property for large estate type homes. The City has had recent discussions with SLR who has agreed not to sell the property for a period of time. Steve stated that staff is requesting this item be continued to no date certain to allow staff time to work with SLR in determining the appropriate development and zoning. GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-4-2013 PETITION BY WEST VALLEY CITY REQUESTING A GENERAL PLAN CHANGE FROM MIXED USE TO LIGHT MANUFACTURING NORTH OF THE RITER CANAL AND FROM MIXED USE TO LARGE LOT RESIDENTIAL (2 TO 3 UNITS/ACRE) FROM THE RITER CANAL TO LAKE PARK BLVD. ALSO REQUESTING A ZONE CHANGE FROM 'M' (MANUFACTURING) TO 'R-1-10' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 10,000 SQUARE FEET) AND THE NEW HIGHBURY RESIDENTIAL OVERLAY ZONE FROM THE RITER CANAL SOUTH TO LAKE PARK BLVD. THE PROPERTY IS LOCATED AT 4930 W LAKE PARK BLVD. ON 97 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik stated that this item is directly related to the previous application (ZT-5-2013) and staff is requesting that it be continued as well for the same reasons. Jack Matheson commented that there is a bridge already installed across the canal that will accommodate a major road. Steve agreed and indicated that there will eventually be a road system throughout the property. Phil Conder stated that the Planning Commission has been told not to continue items indefinitely in the past. Steve replied that he is confident that the City will be able to work with SLR and this application will come to a resolution. Brandon Hill added that this is a City initiated application so there are no rights being withheld from the applicant. Barbara Thomas clarified that there will be no small lots proposed for this area. Steve replied Planning Commission Study Session September 18, 2013 Page 3 that the idea is to develop large estate type homes for property located south of the Riter Canal. He added that the property north of the Riter Canal would remain industrial. Phil asked if there are any other residential properties near the canal and across from industrial. Steve replied that there are homes south of the canal on the property west of Winco which is located on the other side of 5600 W. Brent asked if the canal is navigable in this area. Steve Lehman replied that he believes it is. ZONE CHANGE APPLICATION Z-6-2013 PETITION BY JENKINS OLDHAM DEVELOPMENT L.L.C. REQUESTING A ZONE CHANGE FROM 'A' (AGRICULTURE) TO 'R-1- 8' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET) AND 'R-1-4' (SINGLE FAMILY RESIDENTIAL, MINIMUM LOT SIZE 4,000 SQUARE FEET). THE PROPERTY IS LOCATED AT 3846 S 5600 W ON 14.9 ACRES. (STAFF- STEVE PASTORIK AT 801-963-3545) CONTINUED FROM THE SEPTEMBER 11, 2013 PLANNING COMMISSION PUBLIC HEARING Discussion: Steve Pastorik stated that the original concept plan included 61 lots. He added that the applicant has submitted an alternative concept plan with 55 lots. Steve stated that the applicant is requesting R-1-8 on lots north of the proposed Cilma Dr. and R-1-4 south of the road. He indicated that the new concept still has the same R-1- 8 properties to the north but includes lots that are more consistent with R-1-6 zoning to the south. Steve indicated that the smallest lot in the new proposal would be 6500 square feet. He added that all lots, with the exception of 5, would meet R-1-7 zoning as well. Terri Mills stated that she doesn’t like the long lot along 5600 W. Steve stated that the City wants Cilma Dr. to line up with the street across 5600 W. He indicated that when the subdivision application is submitted staff can work with the applicant and property owners in the area to try and swap portions of land to create a more normal lot. Terri asked if there is importance in keeping Cilma Dr. aligned with the road across 5600 W. Steve replied that this could eventually be a signalized intersection so the City feels it is important to align them. Barbara Thomas stated that she doesn’t like small lots in this area. She indicated that these are not part of PUD that includes a community open space and added that this is a tough piece of property since it is between the proposed Mountain View Corridor and 5600 W. She stated that larger lots are needed to buffer some of these difficulties. Steve stated that the Planning Commission has several options for this application. He stated that the original proposal could be approved or the Planning Commission could approve R-1-8 for the north portion and R-1-6 for the south portion based on the newest concept plan provided by the applicant. Steve stated that the Planning Commission could also suggest R-1-7 for the southern portion of property which would likely force the applicant to lose a couple more lots. He indicated that the Planning Commission could also approve the application for R-1-8 for the entire property and it would then be up to the applicant to work with the property owner on accomplishing this. Steve added that the application could be denied. Planning Commission Study Session September 18, 2013 Page 4 Jack Matheson stated that it isn’t economically feasible for people to have larger lots in today’s market. Barbara replied that it is important to have large lots and people will want and need these in the future. She stated that if it cannot be accomplished now it should be planned for the future for the good of the community. Terri asked if the final alignment of the Mountain View Corridor was determined when the General Plan was most recently updated. Steve replied yes. Terri stated that many areas between the proposed Mountain View Corridor and 5600 W that are currently blighted. She stated smaller lots may cause more rentals and an unstable community for the future. Steve Lehman stated that most small lots approved in recent years have been part of a PUD. Jack asked if the City Council is in favor of large lots. Steve replied that the City Council recently agreed with the Planning Commission’s decision for larger lots on 5400 W so it would seem that they may be. Brent Fuller stated that he understands the value of small lots and also understands the need for larger ones. Jack Matheson asked when Cilma Dr. will be constructed. Steve indicated that UDOT will install the road along with the construction of Mountain View Corridor or the developer of this property will install it. He stated that it will depend on which project occurs first. There being no further business, the meeting was adjourned at 4:10 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant