Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session August 2, 2017 The meeting was called to order at 3:31 p.m. by Chair Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Clover Meaders, Darrick Porter, Martell Winters, and Cindy Wood ABSENT Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, Steve Pastorik, Brenda Turnblom, and Casey Walrath WEST VALLEY CITY ADMINISTRATION Brandon Hill Planning Commission Study Session August 2, 2017 Page 2 GENERAL ZONE CHANGE APPLICATION GPZ-1-2017 PETITION BY BRAD REYNOLDS CONSTRUCTION REQUESTING A GENERAL PLAN CHANGE FROM NON-RETAIL COMMERCIAL TO MEDIUM DENSITY RESIDENTIAL (7 TO 12 UNITS/ACRE) AND A ZONE CHANGE FROM A (AGRICULTURE, MINIMUM LOT SIZE OF ½ ACRE) TO RM (MULTIPLE UNIT DWELLING RESIDENTIAL). THE PROPERTY IS LOCATED AT 4530 SOUTH 2700 WEST ON 15.6 ACRES. (STAFF – STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik said four different types of townhomes are proposed within this development. Some are alley loaded and others are front loaded. The four-unit buildings will all be two story. The three-unit buildings will be one level on the ends and two levels in the middle. The design of the buildings along the north and west sides of the property will fit in with the topography of the land. 149 units are proposed (9-1/2 units per acre). Basements are proposed for all units. Commissioner Fuller asked if there will be room for parking outside of the alley units. Steve Pastorik said there is enough parking for all except the alley units. The City is requesting there be visitor parking for the alley units, perhaps some parking stalls off the street to accommodate this. Commissioner Lovato asked if all the units will have driveways. Steve Pastorik said the alley units don’t have a driveway that can be parked in, only an apron. Parking is intended inside of the garage. Commissioner Lovato asked what type of feedback the City has received regarding parking in some of our previous townhome projects. Steve Pastorik said we have had problems with units with no driveways and no visitor parking available. Steve Pastorik feels the exteriors of the townhomes look good. However, one side of the alley loaded townhomes needs some sprucing up. We are also recommending windows on the garage doors that are on the front of the townhomes. Steve Pastorik asked Planning Commissioners to consider whether townhomes make sense on this piece of property. There are no stub streets to this property, so the only access will be off of 2700 West. Fire Code requires two points of access. Commissioner Winters feels this is a good location for townhomes. He noted that homes zoned Residential Estate are better suited for a more secluded area, not on a busy street or close to commercial. Amenities will include a club house, fitness room, swimming pool, hot tub, pavilion, and a tot lot. All units will have granite countertops, patios and/or balcony space, and two car garages. Planning Commission Study Session August 2, 2017 Page 3 Commissioner Winters asked who will maintain the landscaping on the property. Steve Pastorik said maintenance of the common space will be provided through a Homeowners’ Association. Steve Pastorik said 2700 West has the capacity to support the townhomes with no problems. Curb, gutter, sidewalk, and a precast concrete wall will be installed along 2700 West. We are also suggesting a landscaped area behind the sidewalk to make it look more attractive. The developer has committed to install vinyl fencing around the north, south, and west borders of the property. Commissioner Lovato is concerned about possible tagging on the south fence. Steve Pastorik said there is an identical townhome project located on 12600 South Redwood and encouraged Planning Commissioners to take a look at it. Commissioner Wood asked about the price range of the townhomes. Steve Pastorik said they will start at about $265,000 to over $300,000. Steve Pastorik said we may want to see the completed elevations for the units along the north and west sides of the property before the City Council approves a development agreement. ZONE TEXT CHANGE APPLICATION ZT-3-2017 PETITION BY RED BOY INC. REQUESTING A ZONE TEXT CHANGE TO AMEND THE ALCOHOL ESTABLISHMENT SPACING STANDARDS IN CHAPTER 7-7 TO REFLECT THE SAME REQUIREMENTS SET FORTH IN THE UTAH STATE CODE. (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp explained that it was recently brought to our attention that the State requirements for the spacing of alcohol establishments don’t match our City requirements. We have historically tried to keep those requirements the same. Jody Knapp specified that an alcohol establishment is a business involved in the sale, manufacture or distribution of alcoholic beverages for retail or wholesale purposes (for example, a restaurant). That excludes off premise beer retailers (for example, a convenience or grocery store). Currently the spacing of alcohol establishments is 600’ as you would walk and 200’ as the crow flies between any school, church, library, playground, or park. The State has added an exception for restaurants that they can be 300’ as you would walk. The applicant has requested that our code be changed to meet the State’s. SUBDIVISION APPLICATION S-12-2017 KEN MILNE, REPRESENTING THE PROPERTY OWNER, IS REQUESTING CONSIDERATION TO AMEND LOT 201 OF THE CLEARSTONE ESTATES SUBDIVISION PHASE 2. THE PROPOSED APPLICATION WILL AMEND LOT 201 AND WILL VACATE A Planning Commission Study Session August 2, 2017 Page 4 PORTION OF ELENA STREET. THE AMENDED LOT IS LOCATED AT 6519 WEST ELENA STREET, AND IS ZONED R-1-10 (SINGLE FAMILY RESIDENTIAL). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman mentioned that this project was initiated in 2007 but was not completed. Hallmark Homes has since purchased the property. We have stressed the importance of having a connection between the Clearstone Estates Project and the Newton Farms project from the beginning. Lot 201 will be modified to allow a connection between the two subdivisions so they can both move forward. There being no further business, the meeting adjourned at 4:17 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant