Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session July 20, 2016 The meeting was called to order at 6:01 p.m. by Chair Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Brent Fuller, David McEwen, Mathew Lovato, Jack Matheson, Clover Meaders, Latai Tupou, Martell Winters, and Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF: Ryan Harris, Steve Lehman, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY COMMUNITY AND ECONOMIC DEVELOPMENT: Freyja Johnson ZONE TEXT CHANGE APPLICATIONS ZT-11-2016 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT CHANGE TO DEFINE AND CREATE STANDARDS FOR LODGING FACILITIES. (STAFF – STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik explained that we are blending the definitions of hotel, extended stay hotel, and motel all under lodging facilities. He pointed to a spreadsheet showing all of the hotels in the City. The spreadsheet listed the amenities for each facility, the number of stories, building materials, whether there is a porte-cochere, total building area, sqft per room, amenities, property value and value per room, calls for service from the police, and average number of calls per room. Steve Pastorik noticed that the hotel with the smallest room sizes, no amenities, and lowest value per room also has the highest number of police calls. The City does not want to repeat that model. We are using this information to raise the bar on the quality of hotels that are built within the City. Planning Commission Study Session July 20, 2016 Page 2 Steve Pastorik said the new requirements for lodging facilities include a minimum height of three stories. If stucco or fiber cement are used, another material must be used with them, such as brick or stone. A porte cochere is required. At least six amenities listed in the ordinance will be required, and a minimum average room size of 500 sqft. Lodging facilities will need to comply with commercial design standards and have a restroom in each guest room. Commissioner Winters asked if an airport shuttle will be required. Steve Pastorik said only physical improvements that the City can verify will be listed in the ordinance. Steve Pastorik noted that if someone wanted to convert an older building into a lodging facility, these new standards would apply. Commissioner Winters likes the direction the City is taking to improve the quality of lodging facilities. Commissioner Lovato agrees it makes a lot of sense. ZT-12-2016 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT CHANGE TO AMEND THE MULTI-FAMILY RESIDENTIAL DESIGN STANDARDS IN CHAPTER 7-14 AND THE RESIDENTIAL BUILDING DESIGN STANDARDS IN THE CITY CENTER ZONE. (STAFF – STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik explained why we are making the changes that are being proposed. The City has had design standards since 2006. We did a survey with the Planning Commission and determined that what we want for new multi- family residential far exceeds what the actual standard is. We have come up with several improvements that we want to make to our design standards. Steve Pastorik showed graphic representations of some of those changes. He noted these standards apply to any multi family dwelling. Steve Pastorik explained each unit must have a kitchen and bathroom and noted that for multi- family units, garages should be provided for at least half of them. Minimum unit sizes were established, and caps were put on the amount of stucco and cement that can be used. A minimum of 20% brick or stone is required. The amount of relief (meaning breaks that step back or forward on a wall) was increased, as well as the number of window treatments. Fenestration coverage (the number of windows and openings) was prescribed on the main façade of the building, and the number of design treatments that are required on the garage was increased. The amount of roof articulation (breaks in the plane of the roof by adding dormers, hips, or gables) was increased, as well as the number of amenities that are required for smaller projects, and landscaping between driveways on townhomes. In summary, Steve Pastorik said we don’t want our buildings to look like featureless boxes. We want buildings with variety, but the builder can choose how to apply the standards. We are setting a higher standard to get better quality buildings. Commissioner Winters asked if these requirements will create more work and expense for developers. Commissioner Woodruff said typically the Planning Commission Study Session July 20, 2016 Page 3 better something looks, the more it costs, and the more work it is to create. Steve Pastorik said variations to this standard can be made through a development agreement. We don’t want to be too rigid as to thwart design creativity. If someone comes in with a proposal, we can negotiate changes to these standards as part of the conditional use process or part of a zone change. Jack Matheson pointed out that a 400 sqft studio unit is smaller than any hotel room. Commissioner Woodruff said he has designed 400 sqft studio apartments. Ryan Harris said his research showed studio apartments ranging between 350 and 500 sqft. Commissioner Lovato asked if there is any push back from developers on these higher standards. Steve Pastorik said that developers that do quality products won’t have a problem with them. SUBDIVISION APPLICATIONS S-17-2016 JARED COLLINGS AND PHILIP HARVEY ARE REQUESTING MINOR SUBDIVISION APPROVAL FOR THE COLLINGS/HARVEY SUBDIVISION. THE SUBDIVISION IS LOCATED AT 2991 WEST 3835 SOUTH AND IS ZONED R-1-8 (SINGLE FAMILY RESIDENTIAL). THE SUBDIVISION IS APPROXIMATELY .46 ACRES IN SIZE. (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman explained that 3875 South did not exist when this piece of property was platted as part of the Bangerter Subdivision years ago. The lots in this subdivision are very deep. Now that 3875 South is installed, these properties have double frontage. Over the years, most of the owners in this subdivision have subdivided their properties into two. Steve Lehman said the Board of Adjustment met to consider a variance for frontage on this property because it was platted under Salt Lake County jurisdiction. The Board found in favor of the variance. There is a 1’ protection strip along the south border of the property. Steve Lehman reported that he pulled the deed for this property and learned that the protection strip was purchased with the sale of the land. The protection strip will be cleared with the new subdivision. The housing standard that was recently modified by the Planning Commission and adopted by the City Council will apply here. There being no further business, the meeting was adjourned at 4:30 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant